What is KADAK Multifamily's buy box?

Class A and Class B garden, mid-rise, and select high-rise multifamily communities in high-growth U.S. markets, typically 200+ units, with deal sizes from $25M to $150M+. We pursue core-plus, value-add, recapitalization, and select special situations. Full written criteria live on our Buy Box page.

Which markets is KADAK most active in?

Dallas–Fort Worth, Austin, Houston, San Antonio, Phoenix, Nashville, Charlotte, Raleigh, Atlanta, Tampa, and Orlando are core. Mountain West and Carolinas submarkets are watch-list active. We add markets when employment, in-migration, and supply dynamics justify a permanent operating presence.

How does KADAK select a market?

Four filters: diversified employment with at least two structural drivers, durable net in-migration, credible household-formation tailwinds, and a supply picture we can underwrite at the submarket level. A market that fails any of the four — even temporarily — moves to the watch list.

Will KADAK look at tertiary or secondary markets?

Selectively. A tertiary market must have a credible primary-employer thesis, real housing-formation pressure, and submarket-level supply visibility. Story deals in thin markets without that foundation are a fast no.

What vintage and unit count does KADAK target?

Class A: typically 2015+ vintage, 200+ units, in supply-absorbing submarkets. Class B: 1995–2010 vintage, 200+ units, where a defined operating thesis can drive yield-on-cost expansion through hold. We do not chase 1970s-era deep value-add as a strategy.

Does KADAK acquire student or seniors housing?

No. Our mandate is conventional market-rate multifamily — workforce and lifestyle communities serving the broad rental population. Student, seniors, manufactured housing, and short-term rentals are outside the buy box.

How does KADAK underwrite insurance and property taxes?

Bottom-up. Insurance is built off live carrier quotes and projected forward at a rate consistent with submarket loss history — never a generic CPI bump. Taxes are modeled to assessor methodology with post-sale reassessment risk priced explicitly. Both are the difference between a real underwrite and a marketing model.

Will KADAK look at new construction or lease-up assets?

Yes — at the right basis. Class A lease-up at a meaningful discount to replacement cost is one of our highest-conviction trades in the current cycle. We will not chase stabilized pricing on partially leased rent rolls.

What multifamily assets does KADAK Multifamily buy in Texas?

KADAK acquires institutional-quality Class A-, B+, and strong B multifamily communities in Texas — 100+ units, preferably 1990+ vintage, in submarkets supported by employment, school districts, and durable renter demand. We pursue core-plus, light value-add, recapitalizations, assumable-debt situations, and select special situations.

Does KADAK Multifamily review off-market and brokered deals in Texas?

Yes. We actively engage both brokered offerings and off-market conversations in Texas. Complete packages — OM, T-12, current rent roll, and in-place debt summary — receive principal-level feedback within 48–72 hours, and off-market dialogue is handled with strict confidentiality.

Will KADAK Multifamily consider recapitalizations or assumable-debt deals in Texas?

Yes. Recapitalizations, GP/LP restructurings, joint ventures with existing sponsors, and assumable-debt transactions are core to our mandate in Texas — especially where the in-place capital stack has trapped a good asset and a basis reset can restore long-hold economics.

Does KADAK Multifamily partner with local property managers in Texas?

Yes. We build long-term relationships with best-in-class regional operators in Texas to manage assets we acquire. Groups with a track record on 100+ unit Class A/B communities are encouraged to introduce their platform through our operator partnership page.

How quickly does KADAK Multifamily respond on a Texas opportunity?

On complete Texas packages that fit the buy box, we provide principal-level feedback within 48–72 hours. We are direct with brokers and sellers about whether an opportunity is a fit — no false optionality, no fishing.

All Texas markets

Texas · Austin–San Antonio Corridor submarket

Multifamily Acquisitions in San Marcos

San Marcos is anchored by Texas State University (38,000+ students) and sits at the exact mid-point of the Austin–San Antonio corridor. KADAK reviews Class B+ San Marcos product with a disciplined view on student-tenancy exposure, supply, and concessions.

Submit a San Marcos deal Full buy box

San Marcos Buy Box

What we're buying in San Marcos.

Preferred asset class: Class A-, B+, and select strong B multifamily
Preferred unit count: 100+ units preferred · 200+ units ideal
Preferred vintage: 1990+ vintage preferred
Preferred deal size: $25M – $150M+
Target deal types: Core-plus, light value-add, recapitalizations, assumable debt, portfolios, and select special situations
Areas of focus: Texas State-adjacent · downtown San Marcos · I-35 corridor · Hays CISD edge

What we like

Below replacement cost basis
Real employment nodes (not just population growth)
Top-quartile school-district demand
Assumable or attractive in-place financing
Rent mark-to-market with credible operator plan
Recapitalization or partnership-restructure opportunities

What we avoid

1970s capex traps
Weak crime pockets
Fantasy rent growth assumptions
Property-tax underwriting based only on seller history
Overbuilt nodes without a clear basis advantage
Incomplete data rooms

Who should contact us

Owners, sponsors, family offices, developers, and investment sales teams in San Marcos with 100+ unit apartment communities that fit — or nearly fit — the buy box above. We prefer direct principal dialogue and fast, honest feedback on whether the deal is a fit.

Anchor

Texas State University

Position

Corridor mid-point

Buy Box

Class B+

For Sellers

Thinking About Selling a Multifamily Property in San Marcos?

Whether you're an owner, operator, family, sponsor, developer, or investment group navigating loan maturity, capex fatigue, partnership changes, estate planning, recapitalization needs, floating-rate debt, or simply pruning a portfolio — KADAK is a direct, long-hold institutional buyer for the right San Marcos community. We move with clarity and confidentiality; if the asset fits, you'll hear it, and if it doesn't, you'll hear that too — quickly and with a real reason.

Discuss a San Marcos sale Seller & broker info

For Investment Sales

For Multifamily Brokers and Investment Sales Teams

KADAK is an active reviewer of brokered offerings, quiet listings, and best-and-final processes in San Marcos. We value relationship-driven dialogue — early looks, portfolio conversations, and repeat business with teams we trust. When an asset fits the KADAK buy box, feedback is fast and specific. When it doesn't, we tell you why so your next call is a better one.

Send a San Marcos offering Broker page

For Operators & PMs

For Property Managers and Local Operators

KADAK partners with best-in-class regional operators in San Marcos on property management RFPs, takeover planning, lease audits, capex diligence, and operating benchmarks. We rely on local operators for ground-level market feedback and expect the same discipline from our partners that we bring to underwriting.

Operator partnerships Introduce your platform

Market Brief

KADAK's View of the San Marcos Multifamily Market

Demand Drivers

Texas State University's 38,000+ students provide the non-cyclical demand base — but the San Marcos story is broader than pure student housing. Amazon fulfillment, the outlet retail complex, and Austin/San Antonio commuter demand all diversify the renter pool.

Renter Profile

San Marcos's renter cohort is the kind that pays rent, renews, and treats an apartment community like a home — durable household incomes, real employment ties, and retention economics that survive a cycle.

Supply and Concession Risk

San Marcos absorbed real Class A supply into 2024. We underwrite in-place effective rent and treat student-tenancy exposure as a distinct underwriting variable, not a general Class B+ assumption.

Tax, Insurance, and Operating Risk

Hays County reassessment is aggressive on trade. Modeled to purchase price.

Acquisition Fit

Well-located conventional Class B+ product (not purpose-built student) has re-based selectively and creates real KADAK entry points. San Marcos is a live KADAK submarket for conventional B+ product with a defensible non-student tenancy mix. Brokers welcome.

What KADAK Wants to See Before LOI

Before an LOI on San Marcos, KADAK expects a complete OM, current rent roll, T-12, insurance-carrier quote, debt package, and time on-site. What we avoid: hero rent-growth pro formas, deferred-maintenance traps, weak submarket pockets, and any narrative that only works if the market keeps compressing.

Beyond the Public View

KADAK Multifamily does not rely on public web data alone for final acquisition decisions. Every deal that advances beyond initial screen requires the current rent roll, trailing-twelve financials, verified tax and insurance runs, third-party capex assessment, in-place debt documentation, submarket rent and sale comps, ownership and title verification, on-site property inspections, direct lender feedback, and formal investment committee review. Anything below is the acquisitions-team read that frames the conversation — not the underwrite.

FAQ

San Marcos multifamily — frequently asked.

Does KADAK buy multifamily properties in San Marcos?+

Yes. KADAK Multifamily is an active reviewer of Class A-, B+, and strong B apartment communities in San Marcos, including brokered offerings, off-market opportunities, recapitalizations, assumable-debt situations, and select special situations.

What size apartment communities does KADAK prefer in San Marcos?+

In San Marcos, KADAK targets 100+ unit communities (200+ ideal), 1990+ vintage preferred, in submarkets supported by real employment, real school districts, and durable renter demand. Deal sizes generally range $25M–$150M+.

Will KADAK review off-market multifamily deals in San Marcos?+

Yes. Off-market and pre-market San Marcos dialogue is handled confidentially. Complete packages (OM, T-12, current rent roll, in-place debt) receive principal-level feedback within 48–72 hours.

Does KADAK work with brokers in San Marcos?+

Yes. KADAK maintains active dialogue with multifamily investment sales teams across San Marcos — brokered offerings, quiet listings, best-and-final processes, and relationship-driven updates. When an asset fits the buy box, feedback is fast and direct.

How do I submit a multifamily deal in San Marcos?+

Use the submission form on this page or the main Submit a Deal page. Complete San Marcos packages that fit the buy box receive principal-level feedback within 48–72 hours.

Submit a San Marcos opportunity

Send us a San Marcos multifamily deal.

Complete packages — OM, T-12, current rent roll, in-place debt — receive principal-level feedback within 48–72 hours. Off-market dialogue handled with strict confidentiality.

Keep exploring

Nearby Austin–San Antonio Corridor submarkets