203 S Mitchell St St #4 · San Marcos, TX
Flood risk 9/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 108°F)
- 6 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the D- grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- ARV discount +15.0/15.0
- Cash flow +5.0/30.0
- 1% rule +4.0/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Schools +3.2/10.0
- Rent growth +3.0/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$149,000
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Move-in ready 3-bedroom, 1.5-bath Upstairs condo just minutes from downtown San Marcos and Texas State University! This well-cared-for second-floor unit offers a spacious, light-filled layout with durable, easy-to-maintain flooring throughout—no carpet anywhere. Enjoy comfortable bedrooms, a functional kitchen, plenty of natural light, and main bedroom has private covered deck overlooking community garden. Ideal for students, first-time buyers, or investors, perfectly located near shopping, dining, and public transit. HOA dues include Outside Maintenance, Trash, Water, Sewer, and Electric. Don’t miss out on this fantastic opportunity!
Key facts
- Functional kitchen
- Community garden
- Private covered deck
Tags
Neighborhood map
What this means for you Summary
Snapshot
- This is a 3-bed/1.5-bath condo listed at $149k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-779 ($-9k/yr) — negative.
- To cash-flow at today's rent, offer at most $36k (75.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (10.2% below list).
- Recommended offer: $36k (75.6% below list) — sets the bar for cash-flow.
- Cap rate 3.5% vs local median 2.8% in San Marcos — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
Location & tenants
- Location reads 81/100 on livability (#30 in TX, #1,601 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime D+, employment F.
- San Marcos CISD (rural): math 18% / reading 31% proficiency, ranked #731 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
- Zoned schools: Hernandez El (math 31% / reading 45%, grade F, #1,709 of 4,322 statewide, top 40%, 525 students, 65% FRL); Miller Middle (math 21% / reading 36%, grade F, #1,122 of 1,662 statewide, top 69%, 986 students, 74% FRL); San Marcos H S (math 26% / reading 31%, grade F, #1,157 of 1,632 statewide, top 72%, 2,536 students, 76% FRL).
- Market conditions: Rents rising (+2.0%/yr); 1421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
- Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 313 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 28% of rent.
- Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 313 days. Have you received any prior offers? Is the seller open to a 76% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
- Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 0.90% ✗
- Cap rate
- 3.46%
- Cash-on-cash
- -10.13%
- DSCR
- 0.55
- GRM
- 9.3
CMA / ARV
- ARV (median comp)
- $194,912
- List price
- $149,000
- Delta
- -23.56%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1221 W Hopkins St #16 | 0.32mi | 2/1.0 (-1) | 969 (+2%) | 3mo | $122,000 | $126 | 73 |
| 307 Quarry St | 0.37mi | 2/1.0 (-1) | 955 (0%) | 4mo | $239,000 | $250 | 72 |
| 212 Armstrong | 0.48mi | 3/1.0 | 895 (-6%) | 1mo | $185,000 | $207 | 64 |
| 313 Armstrong | 0.44mi | 3/2.0 | 1,072 (+12%) | 2mo | $225,000 | $210 | 56 |
| 1005 N Lbj Dr Unit B2 | 1.40mi | 2/2.0 (-1) | 960 (+0%) | 2mo | $199,900 | $208 | 56 |
| 805 Indiana St | 1.31mi | 3/1.5 | 1,017 (+6%) | 2mo | $255,000 | $251 | 52 |
| 1604 Stokes Dr Unit A | 1.33mi | 2/1.5 (-1) | 1,011 (+6%) | 3mo | $225,000 | $223 | 48 |
| 1917 Castle Gate Cir | 1.42mi | 3/2.0 | 1,041 (+9%) | 1mo | $232,950 | $224 | 47 |
| 2011 Castle Gate Cir | 1.38mi | 2/1.5 (-1) | 1,053 (+10%) | 0mo | $239,000 | $227 | 43 |
| 2007 Castle Gate Cir | 1.38mi | 3/2.0 | 1,128 (+18%) | 1mo | $239,500 | $212 | 37 |
| 948 Sycamore St | 1.28mi | 2/1.0 (-1) | 853 (-11%) | 5mo | $175,000 | $205 | 36 |
| 1100 Dartmouth St | 0.98mi | 3/2.0 | 1,148 (+20%) | 3mo | $239,000 | $208 | 36 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 1.98% rent growth · sell at horizon
- IRR
- -66.5%
- Equity multiple
- -0.79×
- Total profit
- $-74,588
- Equity at exit
- $22,216
- IRR
- —
- Equity multiple
- -2.17×
- Total profit
- $-132,189
- Equity at exit
- $12,883
Cash invested: $41,720 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 87 Strongly Landlord-Friendly
- State Texas
- 87 Strongly Landlord-Friendly · R+5
- County
- — inherits STATE
- City
- — inherits STATE
Active competition Active MLS
- For sale now
- 2 active
- Median asking
- $167,000 ($196/sqft)
- Median days on market
- 140 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +4.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 78666
- Rents YoY
- 2.0%
- Active inventory
- 1421
- Price-to-rent
- 9.3×
Monthly cashflow live
- Estimated rent
- $1,339 high interval (Pro) →
- Mortgage (P&I)
- −$781
- Tax est. 1.5%
- −$186 /mo · $2,235/yr
- Insurance
- −$62
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$380
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$281
- Net cashflow
- $-779
Break-even live
Sensitivity live
| Price | -10% $-676 | -5% $-727 | +0% $-779 | +5% $-830 | +10% $-882 |
|---|---|---|---|---|---|
| Rent | -10% $-885 | -5% $-832 | +0% $-779 | +5% $-726 | +10% $-673 |
| Rate | -1.0pp $-704 | -0.5pp $-741 | base $-779 | +0.5pp $-817 | +1.0pp $-857 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $37,250
- Closing costs
- $4,470
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 205 S Mitchell Ave San Marcos, TX | 3.0 | 1.5 | 1000 | $1,235 | $1.24 | 24d | 2 | 0.02mi |
| 1015 Martin Luther King Dr Unit C San Marcos, TX | 2.0 | 1.0 | 969 | $1,200 | $1.24 | 24d | 1 | 0.08mi |
| 210 Jackman St San Marcos, TX | 2.0 | 1.0 | 702 | $1,500 | $2.14 | 92d | 1 | 0.24mi |
| 401 Jackman St San Marcos, TX | 2.0 | 1.0 | 968 | $1,250 | $1.29 | 56d | 1 | 0.27mi |
| 609 Martin Luther King Dr Unit 609 San Marcos, TX | 2.0 | 2.0 | 812 | $1,325 | $1.63 | 73d | 1 | 0.31mi |
| 1221 W Hopkins St #13 San Marcos, TX | 2.0 | 1.0 | 969 | $1,195 | $1.23 | 53d | 1 | 0.35mi |
| 1221 W Hopkins St #13 San Marcos, TX | 2.0 | 1.0 | 969 | $1,115 | $1.15 | 61d | 1 | 0.35mi |
| 1221 W Hopkins St #7 San Marcos, TX | 2.0 | 1.5 | 928 | $900 | $0.97 | 66d | 1 | 0.35mi |
| 701 Alabama St San Marcos, TX | 2.0 | 2.0 | 1120 | $1,700 | $1.52 | 42d | 1 | 0.35mi |
| 606 Georgia St San Marcos, TX | 3.0 | 2.0 | 1096 | $1,495 | $1.36 | 52d | 1 | 0.36mi |
| 311 Quarry St San Marcos, TX | 2.0 | 1.0 | 875 | $1,750 | $2.00 | 42d | 1 | 0.40mi |
| 605 W Hutchison St San Marcos, TX | 2.0 | 1.0 | 769 | $1,110 | $1.44 | 56d | 1 | 0.42mi |
| 421 W San Antonio St Unit J1 San Marcos, TX | 2.0 | 2.0 | 918 | $1,225 | $1.33 | 66d | 1 | 0.45mi |
| 130 Olive St San Marcos, TX | 2.0 | 1.0 | 900 | $1,000 | $1.11 | 92d | 1 | 0.46mi |
| 130 Olive St Unit 201B San Marcos, TX | 2.0 | 1.0 | 900 | $950 | $1.06 | 92d | 1 | 0.46mi |
| 411 W San Antonio St San Marcos, TX | 2.0 | 2.0–2.5 | 1117 | $2,210 | $1.98 | 9d | 6 | 0.48mi |
| 401 S Guadalupe St San Marcos, TX | 3.0 | 1.0–3.0 | 664 | $1,710 | $2.58 | 13d | 22 | 0.49mi |
| 140 S Fredericksburg St San Marcos, TX | 1.0–2.0 | 1.0–1.5 | 775 | $1,550 | $2.00 | 22d | 2 | 0.53mi |
| 1106 Jones St San Marcos, TX | 2.0 | 1.0 | 960 | $1,100 | $1.15 | 73d | 1 | 0.53mi |
| 1112 Jones St San Marcos, TX | 2.0 | 1.0 | 884 | $1,450 | $1.64 | 28d | 1 | 0.54mi |
| 302 W San Antonio St San Marcos, TX | 3.0 | 2.0 | 1065 | $1,599 | $1.50 | 73d | 1 | 0.55mi |
| 302 W San Antonio St Unit 101 San Marcos, TX | 3.0 | 2.0 | 1065 | $1,599 | $1.50 | 92d | 1 | 0.55mi |
| 602 Bracewood Cir Unit 602B San Marcos, TX | 2.0 | 1.0 | 875 | $1,000 | $1.14 | 42d | 1 | 0.55mi |
| 821 Bracewood Cir Unit C San Marcos, TX | 2.0 | 1.0 | 810 | $895 | $1.10 | 28d | 1 | 0.57mi |
| 821 Bracewood Cir Unit D San Marcos, TX | 2.0 | 1.0 | 810 | $895 | $1.10 | 47d | 1 | 0.57mi |
| 821 Bracewood Cir Unit B San Marcos, TX | 2.0 | 1.0 | 808 | $995 | $1.23 | 47d | 1 | 0.57mi |
| 603 Bracewood Cir San Marcos, TX | 2.0 | 1.0 | 943 | $995 | $1.06 | 36d | 1 | 0.58mi |
| 1506 S Interstate 35 South Frontage Rd Unit 710 San Marcos, TX | 2.0 | 2.0 | 1025 | $945 | $0.92 | 26d | 1 | 0.59mi |
| 606 Bracewood Cir Unit C San Marcos, TX | 2.0 | 1.0 | 810 | $895 | $1.10 | 92d | 1 | 0.60mi |
| 817 Bracewood Cir Apt B San Marcos, TX | 2.0 | 1.0 | 810 | $995 | $1.23 | 47d | 1 | 0.60mi |
| 817 Bracewood Cir Apt A San Marcos, TX | 2.0 | 1.0 | 810 | $995 | $1.23 | 17d | 1 | 0.60mi |
| 333 W Hutchison St San Marcos, TX | 2.0 | 2.0 | 884 | $1,650 | $1.87 | 38d | 1 | 0.61mi |
| 815 Bracewood Cir Unit A San Marcos, TX | 2.0 | 1.0 | 810 | $895 | $1.10 | 17d | 1 | 0.62mi |
| 815 Bracewood Cir Apt C San Marcos, TX | 2.0 | 1.0 | 810 | $895 | $1.10 | 40d | 1 | 0.62mi |
| 815 Bracewood Cir Apt D San Marcos, TX | 2.0 | 1.0 | 810 | $995 | $1.23 | 17d | 1 | 0.62mi |
| 610 Bracewood Cir San Marcos, TX | 2.0 | 1.0 | 906 | $895 | $0.99 | 92d | 1 | 0.62mi |
| 511 McKie St San Marcos, TX | 2.0 | 2.0 | 950 | $1,450 | $1.53 | 92d | 1 | 0.64mi |
| 130 E San Antonio St San Marcos, TX | 2.0 | 1.0 | 850 | $1,150 | $1.35 | 61d | 1 | 0.67mi |
| 130 E San Antonio St San Marcos, TX | 2.0 | 1.0 | 850 | $1,150 | $1.35 | 23d | 1 | 0.67mi |
| 130 E San Antonio St Unit B San Marcos, TX | 2.0 | 1.0 | 850 | $1,150 | $1.35 | 65d | 1 | 0.67mi |
HOA detail $380/mo · $4,560/yr condo
- Likely covers
- watersewertrashelectric
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $149,000 Active 313 DOM
-
2026-08-06days on market $149,000 Active 311 DOM
-
2026-08-05days on market $149,000 Active 310 DOM
-
2026-08-04days on market $149,000 Active 309 DOM
-
2026-08-03days on market $149,000 Active 308 DOM
-
2026-07-31days on market $149,000 Active 305 DOM
-
2026-07-30days on market $149,000 Active 303 DOM
-
2026-07-28days on market $149,000 Active 302 DOM
-
2026-07-26days on market $149,000 Active 300 DOM
-
2026-07-24days on market $149,000 Active 298 DOM
-
2026-07-23days on market $149,000 Active 297 DOM
-
2026-07-22days on market $149,000 Active 296 DOM
-
2026-07-21days on market $149,000 Active 295 DOM
-
2026-07-20days on market $149,000 Active 294 DOM
-
2026-07-18days on market $149,000 Active 292 DOM
-
2026-07-18days on market $149,000 Active 291 DOM
-
2026-07-16days on market $149,000 Active 290 DOM
-
2026-07-15days on market $149,000 Active 289 DOM
-
2026-07-14days on market $149,000 Active 288 DOM
-
2026-07-13days on market $149,000 Active 287 DOM
-
2026-07-13days on market $149,000 Active 286 DOM
-
2026-07-11days on market $149,000 Active 285 DOM
-
2026-07-10days on market $149,000 Active 284 DOM
-
2026-07-09days on market $149,000 Active 283 DOM
-
2026-07-07days on market $149,000 Active 281 DOM
-
2026-07-06days on market $149,000 Active 280 DOM
-
2026-07-05days on market $149,000 Active 279 DOM
-
2026-07-03days on market $149,000 Active 277 DOM
-
2026-07-02days on market $149,000 Active 276 DOM
-
2026-07-01days on market $149,000 Active 275 DOM
-
2026-06-30days on market $149,000 Active 274 DOM
-
2026-06-29days on market $149,000 Active 273 DOM
-
2026-06-28days on market $149,000 Active 272 DOM
-
2026-06-27days on market $149,000 Active 271 DOM
-
2026-06-26days on market $149,000 Active 270 DOM
-
2026-06-24days on market $149,000 Active 268 DOM
-
2026-06-22days on market $149,000 Active 266 DOM
-
2026-06-21days on market $149,000 Active 265 DOM
-
2026-06-18days on market $149,000 Active 262 DOM
-
2026-06-17days on market $149,000 Active 261 DOM
-
2026-06-16days on market $149,000 Active 260 DOM
-
2026-06-15days on market $149,000 Active 259 DOM
-
2026-06-13days on market $149,000 Active 257 DOM
-
2026-06-09days on market $149,000 Active 253 DOM
-
2026-06-08days on market $149,000 Active 252 DOM
-
2026-06-07days on market $149,000 Active 251 DOM
-
2026-06-05days on market $149,000 Active 248 DOM
-
2026-06-03days on market $149,000 Active 247 DOM
-
2026-06-02days on market $149,000 Active 246 DOM
-
2026-06-01days on market $149,000 Active 245 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 8/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
- Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
- Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,063
- − Mortgage interest
- −$8,346
- − Property taxes
- −$2,235
- − Insurance
- −$5,864
- − Repairs & maintenance
- −$1,285
- − Management
- −$1,285
- − HOA
- −$4,560
- − Depreciation
- −$4,335
- Taxable loss
- −$11,846
- Est. tax savings @ 24.0%
- +$2,843
- After-tax cash flow
- $-6,502/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Condition & rehab AI · 12 photos
This move-in ready 3-bedroom, 1.5-bath condo is in good condition with no major repairs needed. It offers a spacious, light-filled layout with hardwood floors and a well-maintained exterior. The property is located near downtown San Marcos and Texas State University, making it ideal for students and investors.
Value-add opportunities
- Both Paint the exterior and interior walls — Fresh paint can improve the curb appeal and interior aesthetics. ↑
- Both Replace the ceiling fan — A new ceiling fan can improve air circulation and add a modern touch. ↑
- Rental Clean the air filters — Clean air filters can improve air quality and reduce HVAC maintenance costs. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
Schools (NCES district)
- District
- San Marcos CISD
- NCES district ID
- 4838970
- Math proficiency
- 18% ▼ -16.00%
- Reading proficiency
- 31% ▼ -8.00%
- Median HH income
- $34,538
- Composite
- 20.11/100
- National rank
- #8644
- State rank
- #731 of 826 in TX
Livability — San Marcos
- Score
- 81/100
- State rank
- #30
- US rank
- #1601
Category grades
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- San Marcos, TX
- County
- Hays County · 286,948 people
- City population
- 88,583
- Metro
- Austin-Round Rock-Georgetown, TX
- Population (ZIP)
- 88,583
- Household income
- $54,737
- Rent vs Own
- Severe rent burden
- 15% of renters
Population outlook (Hays County) Hauer SSP2
- Today (2025)
- 286,948 people
- By 2030
- 336,923 · +17.4%
- By 2040
- 441,894 · +54.0%
- By 2050
- 553,462 · +92.9%
- By 2075
- 838,261 · +192.1%
- By 2100
- 1,063,658 · +270.7%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.60)
- Race & ethnicity
- White 45% Hispanic / Latino 44% Two or more races 20% Black 5% Asian 2%
- Hispanic origin (detail)
- Mexican 37%
- Common ancestry
- Slovak 2% Lithuanian 2% Italian 1%
- Foreign-born
- 8% · Canada
- Languages at home
- 73% English-only · Spanish 24% Other Indo-European 1%
Political lean MEDSL · Hays
- 2024 margin
- Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
- 2008→2024 swing
- +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
- All cycles
- 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -108.27%
- Current HPI
- 187.6679
- Rent YoY
- ▲ 1.98%
- Metro
- Austin-Round Rock-Georgetown, TX
- State GDP YoY
- ▲ 3.95%
- F500 in state
- 110
Industry mix (Fortune 500 HQ in TX)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Energy | 16 | $1,198B |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+39.4% since first listed13 events — show timeline
- 2025-12-01 Price Changed $149,000 CTXMLS
- 2025-09-29 Listed $164,000 CTXMLS
- 2025-09-28 Listing Removed — LERA
- 2025-06-28 Listed $189,000 LERA
- 2016-12-29 Sold (MLS) — Unlock MLS
- 2016-12-16 Pending — Unlock MLS
- 2016-11-23 Price Changed $100,000 Unlock MLS
- 2016-11-14 Listed $106,900 Unlock MLS
- 2016-11-11 Coming Soon $106,900 Unlock MLS
- 2006-12-18 Delisted — Unlock MLS
- 2006-11-02 Listed — Unlock MLS
- 2005-05-08 Delisted — Unlock MLS
- 2005-02-08 Listed — Unlock MLS
Cash-flow waterfall
monthlySold comps — $/sqft
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