Exterior
Interior
Site

8 BD · 4 BA · 3,830 SF · 0.34 AC lot

Duplex pair on a single platted lot

San Marcos, TX

Price

$628,000

Price / SF

$164

Listed by

Hillside Property Co. · Broker

Status

Under Contract · 48 days

First look

Why did this opportunity deserve a deeper look?

Asking: $628K; Listing
Price / SF: $164; Listing
Block: $171 / SF median, last 12 mo; Market data
Condition: Both roofs 2021 · separate meters; Listing
Carrying: No HOA · student-adjacent demand; Listing

Lorthen Intelligence

The listing tells you what it is. Intelligence helps you understand what it means.

Property type: Multifamily · Multifamily · duplex pair; Listing
Interior: 3,830 SF; Listing
Configuration: 8 BD · 4 BA; Listing
Lot: 0.34 AC; Public record
Year built: 1988; Public record
Condition stated: Both roofs 2021 · separate meters; Listing

Physical condition is described by the seller. Nothing here substitutes for an inspection.

The Lorthen View

The property is offered at $164 per square foot against a demonstrated area reference of $171 / SF median, last 12 mo, and provides above-average interior space for the fixture set. The primary diligence questions are condition, exact comparable selection, carrying costs and neighbourhood-level transaction history.

What stands out

Offered below the demonstrated area reference
Above-average interior space for the fixture set

What deserves attention

Condition remains the open question
Comparable selection decides the reference

What is still missing

Tax record — requested
Seller disclosure — requested
Survey — requested
Inspection report — not provided
Floor plan — not provided

Missing information does not make an asset weaker. It marks what a serious buyer may want to investigate.

Demo · fixture evidence. No CORE service, valuation model or public-record feed is connected.

Market context & comparables

A reference is a starting point, not a valuation. Comparable quality — size, condition, structure and timing — decides what the difference means.

This asset

$164 / SF

Local reference

$171 /

San Marcos · similar configuration
$173 / SF
8 BD · 3,710 SF
Closed, 4 mo ago
San Marcos · same submarket
$180 / SF
7 BD · 3,350 SF
Closed, 7 mo ago
San Marcos · larger lot
$160 / SF
8 BD · 4,070 SF
Closed, 10 mo ago

Days on market: 48; Listing
Listing history: One price adjustment recorded; Listing
Reference: San Marcos duplex product traded near $171 / SF last year; Market data
Assessment context: $553K (2025 fixture); Public record

Location intelligence

Approximate position shown at listing-party permission

Map metric

Submarket: San Marcos, TX; Listing
Access: Municipal street network; Listing
Schools: San Marcos ISD attendance zone (fixture); Public record
Parcel: Point placement only; Lorthen

Nearby context

—Elementary school — 0.6 mi
—Grocery — 1.2 mi
—Highway access — 2.4 mi
—District park — 0.9 mi

Demo · fixture geography. No parcel, GIS, school or amenity service is connected.

Property & asset detail

Essentials first. Expand a group when a question requires the deeper record.

Property facts

Property type: Multifamily; Listing
Status: Under Contract; Listing
Bedrooms: 8; Listing
Bathrooms: 4; Listing
Interior: 3,830 SF; Listing
Lot size: 0.34 AC; Public record

History & provenance

Jul 2026Listed on Lorthen Markets · $628,000Listing
Jul 2026Price adjustment · $659K → $628KListing
2025Assessment · $553K (fixture)Public record
2021Previous transaction · $465KPublic record

Documents & diligence status

Documentation adapts to the asset class. Each item records its state, where it comes from and which part of diligence it informs.

Property details
Available
Listing record as published
Listing party · Aug 2026 · Asset record
Tax record
Requested
County record not attached to the fixture
County / municipal · On request · Public record
Seller disclosure
Requested
Statutory residential disclosure
Listing party · On request · Condition & ownership
Survey
Requested
Prior survey may exist with the title company
Title / third party · On request · Boundary & rights
Inspection report
Not provided
No inspection is on file
— · — · Condition & ownership
Floor plan
Not provided
Not supplied by the listing party
— · — · Asset record
HOA documents
Requested
Applies only where an association governs
Listing party · On request · Condition & ownership

Document contents are not read or extracted in this prototype. The structure supports future extraction without changing the surface.

Known · missing · needs verification

Property factsKnown
Asset record
Comparable contextKnown
Market
Tax historyNeeds verification
Public record
Property detailsAvailable
Asset record
Tax recordRequested
Public record
Seller disclosureRequested
Condition & ownership
SurveyRequested
Boundary & rights
Inspection reportNot provided
Condition & ownership
Floor planNot provided
Asset record
HOA documentsRequested
Condition & ownership
Permit historyNeeds verification
History
Boundary confirmationNot provided
Boundary & rights

Nothing here is weighted, ranked or completed on your behalf. Missing information does not make an asset weaker — it marks what is worth investigating.

Questions worth answering

What the available evidence suggests a serious buyer should investigate before committing time or capital to this residential opportunity.

Demo · fixture questions. Not generated from live intelligence.

01
How does the condition compare with the properties used as market references?
Price per square foot only means something once condition is comparable.
Condition
02
Are there material repairs or deferred maintenance not visible in the listing?
No inspection report is on file, so condition rests on listing statements.
Condition
03
What are the complete recurring ownership costs?
Taxes, insurance and any association dues change the effective monthly position.
Carrying cost
04
Has the property experienced major permitted renovations?
Permit history distinguishes documented work from cosmetic updates.
History
05
Which comparable set does the listing party consider decisive?
Comparable selection, not the average, drives the reference figure.
Market

Who is offering this

Broker

Hillside Property Co.

Represented listing. Hillside Property Co. coordinates diligence materials.

Typical response · Typically responds within one business day (fixture)

Seller identity, representation and response behaviour are fixture values shown to demonstrate the disclosure surface. No contact channel is connected.