| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 55th | Good |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2501 E Villa Maria Rd, Bryan, TX, 77802, US |
| Region / Metro | Bryan |
| Year of Construction | 1981 |
| Units | 114 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2501 E Villa Maria Rd Bryan 114-Unit Multifamily
Neighborhood occupancy trends sit above the metro median, pointing to steady renter demand and durable leasing, according to WDSuite’s CRE market data. Pricing sits in a mid-market band that supports retention while still allowing for measured rent growth.
Situated in Bryan’s Inner Suburb, the property benefits from everyday convenience that supports renter retention. Neighborhood grocery and pharmacy access ranks competitively within the College Station–Bryan metro and lands in the top quartile nationally, while restaurants are also above national mid-point. Parks access is strong for the metro as well. By contrast, cafés and childcare options are thinner locally, which may modestly reduce lifestyle appeal for some tenants but is unlikely to materially affect workforce-oriented demand.
The area’s renter-occupied share is elevated for the metro, signaling a deeper tenant pool and reinforcing multifamily absorption. Within a 3-mile radius, population has inched higher over the past five years and is projected to expand further by 2028, with a meaningful increase in households as average household size trends lower. For investors, this points to a larger tenant base and supports occupancy stability over a medium-term hold.
Neighborhood-level occupancy is above the metro median and in a higher national percentile, suggesting fewer vacancy swings compared to softer submarkets, based on CRE market data from WDSuite. Median home values sit in a mid-market range locally; in practice, a high-cost ownership market is not implied, but ownership costs remain sufficient to sustain renter reliance on multifamily housing and support lease retention. Rent-to-income readings indicate manageable affordability pressure, which favors stable collections and measured pricing power rather than outsized rent hikes.
Vintage context: the asset was built in 1981, slightly older than the neighborhood average vintage. That positioning typically requires thoughtful capital planning around systems and exteriors, while offering potential value-add upside through targeted renovations to remain competitive against newer stock.
Safety metrics for the neighborhood sit around the metro midpoint, with national percentiles that are below the national median. Recent trend data is constructive: both violent and property offense rates have moved lower year over year, indicating improving conditions versus prior periods. For investors, this suggests risk that is present but moderating, and best managed through standard on-site measures and resident engagement.
In comparative terms, the neighborhood is roughly near the College Station–Bryan metro median and below the national mid-point, while the year-over-year improvement trajectory is competitive among metro neighborhoods. Framing safety at this level helps set realistic leasing and retention expectations without relying on block-level claims.
This 114-unit, 1981-vintage asset in Bryan’s Inner Suburb is positioned for durable occupancy supported by neighborhood fundamentals: above-median metro occupancy, an elevated renter concentration, and solid daily-needs amenities (strong grocery and pharmacy access). Within a 3-mile radius, modest population growth and a projected increase in households point to a larger tenant base, which can support steady absorption and retention. According to commercial real estate analysis from WDSuite, local rent levels and rent-to-income metrics indicate manageable affordability pressure, favoring consistent collections over aggressive rent push.
The age of the property implies targeted capital needs, but also creates value-add potential through unit and common-area upgrades to sharpen competitiveness against newer supply. Given mid-market ownership costs locally, multifamily should continue to capture demand from households that prefer or rely on rental options, supporting occupancy stability over a hold period.
- Occupancy above metro median supports steady leasing and reduces volatility risk.
- Elevated renter-occupied share indicates a deeper tenant base and absorption support.
- Daily-needs amenities are strong (grocery, pharmacy), reinforcing retention and convenience.
- 1981 vintage offers value-add upside with targeted renovations and systems planning.
- Risks: older building capex, thinner café/childcare mix, and safety metrics near metro median.