San Marcos Texas State University 1% Rule Deal, $375K

844 Sagewood Trl, San Marcos

ROI

18.60% IRR

Strategy

Long Term Rental

$3750 per month, based on previous rents of $1875 per side. This is a San Marcos student rental duplex with two 3 bed, 3.5 bath units, washer and dryer in each unit, fenced yards, large 2 car garages, low-maintenance finishes, and a location on the Texas State University bus route. The property was recently vacated, the seller is willing to lease it before closing, which means an out-of-state buyer could walk into a fully leased property near a major university. I think this will sell around $375K, making it a true 1% rule duplex in a high-growth I-35 corridor market.

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San Marcos Texas State University 1% Rule Deal, $375K

Listed 05/22/2026

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844 Sagewood Trl, San Marcos

Purchase Price:$375,000

Cash Outlay:$101,250

Cashflow:$501/mo

Cap Rate:7.44%

IRR:18.60%

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