Log In/Sign Up
Your email has been sent.
River Ranch 20-duplex BTR portfolio 1 Multifamily Properties Offered at $9,795,000 in Dayton, TX
Investment Highlights
- 20 Class-A duplexes / 40 units — entire portfolio in a single transaction
- Lease-up upside: 65% occupied today, 90% projected by end of August 2026
- Resort-style master-planned community — Angel Lagoon, cabanas, and on-site dining
- 100% new 2025 construction — minimal deferred maintenance and near-term capex
- Path of growth: Liberty County ranked #6 fastest-growing U.S. county; $6.5B Eli Lilly facility nearby
- BTR expansion: 48 lots available to build 96 additional units (priced separately)
Executive Summary
Rare opportunity to acquire an entire Class-A, Build-to-Rent (BTR) duplex portfolio in a single transaction within the Houston MSA: 20 new-construction (2025) duplexes totaling 40 leasable units and 71,364 rentable square feet at River Ranch in Dayton, Texas, with an optional pipeline of 48 additional lots to expand. Spanning six distinct floorplans from three to five bedrooms and averaging roughly 1,780 square feet per unit, the portfolio offers the unit diversity to draw a broad tenant base. Every unit features a 2-car garage, fenced yard, and covered patio on each side, with interiors finished to a Class-A standard: granite countertops, tile backsplash, luxury vinyl tile flooring, and recessed lighting throughout.
The project is currently in lease-up at 65% occupancy, with management projecting 85-90% by the end of August 2026 — offering a buyer near-term stabilization upside on new construction that carries minimal deferred maintenance and capital exposure.
The project is also well-suited as a Build-to-Rent (BTR) community with a built-in expansion path: 48 additional lots are available to develop 96 more units, enabling an incoming group to more than triple the community. The seller — the project's builder — can contract to build out the remaining lots, or the buyer can self-perform; the lots are offered separately and are not included in the portfolio price.
River Ranch is a highly sought-after master-planned community offering resort-style living, with amenities including Angel Lagoon and its swim-up bar, rentable cabanas, on-site restaurants and food trucks, and a fitness and recreational center — the kind of lifestyle draw that supports strong rents and low turnover. Located 40 minutes from Downtown Houston, 7 miles from US-90 and the Grand Parkway (SH-99), and 25 minutes from Houston Methodist Baytown, the community benefits from durable tenant demand driven by good schools, major healthcare, and expanding retail. The submarket is further positioned to benefit from Eli Lilly's $6.5 billion active pharmaceutical ingredient (API) manufacturing facility at Generation Park near Humble — a hub for the company's next-generation GLP-1 medicines, expected to be operational within five years and bringing more than 600 permanent, high-wage jobs to northeast Houston.
The growth story is measurable: Liberty County ranked the 6th fastest-growing county in the United States from 2023 to 2024 at 5.4% population growth (versus a national average under 0.4%), and the eight-county Houston-Galveston region — which includes Liberty County — is projected to add 3.6 million residents by 2050, reaching 10.7 million. A Class-A, Build-to-Rent portfolio at scale — stabilizing now, with a built-in runway to more than triple — in the path of Houston's growth.
The project is currently in lease-up at 65% occupancy, with management projecting 85-90% by the end of August 2026 — offering a buyer near-term stabilization upside on new construction that carries minimal deferred maintenance and capital exposure.
The project is also well-suited as a Build-to-Rent (BTR) community with a built-in expansion path: 48 additional lots are available to develop 96 more units, enabling an incoming group to more than triple the community. The seller — the project's builder — can contract to build out the remaining lots, or the buyer can self-perform; the lots are offered separately and are not included in the portfolio price.
River Ranch is a highly sought-after master-planned community offering resort-style living, with amenities including Angel Lagoon and its swim-up bar, rentable cabanas, on-site restaurants and food trucks, and a fitness and recreational center — the kind of lifestyle draw that supports strong rents and low turnover. Located 40 minutes from Downtown Houston, 7 miles from US-90 and the Grand Parkway (SH-99), and 25 minutes from Houston Methodist Baytown, the community benefits from durable tenant demand driven by good schools, major healthcare, and expanding retail. The submarket is further positioned to benefit from Eli Lilly's $6.5 billion active pharmaceutical ingredient (API) manufacturing facility at Generation Park near Humble — a hub for the company's next-generation GLP-1 medicines, expected to be operational within five years and bringing more than 600 permanent, high-wage jobs to northeast Houston.
The growth story is measurable: Liberty County ranked the 6th fastest-growing county in the United States from 2023 to 2024 at 5.4% population growth (versus a national average under 0.4%), and the eight-county Houston-Galveston region — which includes Liberty County — is projected to add 3.6 million residents by 2050, reaching 10.7 million. A Class-A, Build-to-Rent portfolio at scale — stabilizing now, with a built-in runway to more than triple — in the path of Houston's growth.
Taxes & Operating Expenses (Pro Forma - 2026) |
Annual |
|---|---|
| Gross Rental Income |
$1,024,920
|
| Other Income |
$62,400
|
| Vacancy Loss |
$32,620
|
| Effective Gross Income |
$1,054,700
|
| Taxes |
$324,839
|
| Operating Expenses |
$192,477
|
| Total Expenses |
$517,316
|
| Net Operating Income |
$537,384
|
Taxes & Operating Expenses (Pro Forma - 2026)
| Gross Rental Income | |
|---|---|
| Annual | $1,024,920 |
| Other Income | |
|---|---|
| Annual | $62,400 |
| Vacancy Loss | |
|---|---|
| Annual | $32,620 |
| Effective Gross Income | |
|---|---|
| Annual | $1,054,700 |
| Taxes | |
|---|---|
| Annual | $324,839 |
| Operating Expenses | |
|---|---|
| Annual | $192,477 |
| Total Expenses | |
|---|---|
| Annual | $517,316 |
| Net Operating Income | |
|---|---|
| Annual | $537,384 |
Property Facts
| Price | $9,795,000 | Number of Properties | 20 |
| Price / SF | $3,069 / SF | Individually For Sale | 1 |
| Cap Rate | 5.49% | Total Building Size | 3,192 SF |
| Sale Type | Investment | Total Land Area | 0.17 AC |
| Status | Active |
| Price | $9,795,000 |
| Price / SF | $3,069 / SF |
| Cap Rate | 5.49% |
| Sale Type | Investment |
| Status | Active |
| Number of Properties | 20 |
| Individually For Sale | 1 |
| Total Building Size | 3,192 SF |
| Total Land Area | 0.17 AC |
Properties
| Property Name / Address | Property Type | Size | Year Built | Individual Price |
|---|---|---|---|---|
| 1805 N Peach Creek Dr, Dayton, TX 77535 | Multifamily | 3,192 SF | 2025 | $599,000 |
1 1
1 of 95
Videos
Matterport 3D Exterior
Matterport 3D Tour
Photos
Street View
Street
Map
1 of 1
Contact the Sale Advisor
River Ranch 20-duplex BTR portfolio