| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Good |
| Demographics | 55th | Good |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2503 E Villa Maria Rd, Bryan, TX, 77802, US |
| Region / Metro | Bryan |
| Year of Construction | 1983 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2503 E Villa Maria Rd, Bryan TX Multifamily Investment
Neighborhood occupancy is strong and rents sit near the metro middle, according to WDSuite’s CRE market data, suggesting stable tenant demand for a 51-unit asset in an inner-suburban Bryan location.
This inner-suburban pocket of Bryan ranks competitive among College Station–Bryan neighborhoods (top quartile nationally) on overall neighborhood quality, with everyday convenience supported by high access to groceries and pharmacies. WDSuite’s CRE market data places neighborhood grocery and pharmacy density in the upper national percentiles, while parks and restaurants are also above average; cafés and childcare are thinner immediately nearby, which may modestly limit lifestyle optionality.
Renter demand signals are constructive for multifamily. The neighborhood’s occupied housing share is high and the area records an occupancy rate near 95%, placing it above the metro median and supportive of leasing stability. Median contract rents in the neighborhood track around the metro middle, which helps sustain demand without overextending rent-to-income levels. Within a 3-mile radius, a majority of housing units are renter-occupied, indicating a broad tenant base and depth for leasing.
Demographics within a 3-mile radius point to an expanding renter pool. Population has edged up in recent years and is projected to grow further through 2028, with households expected to increase meaningfully even as average household size trends lower—supportive of more renters entering the market and backfilling units. Income levels are rising, and WDSuite’s outlook anticipates higher nominal asking rents by 2028, which can underpin revenue growth if properties remain well-positioned relative to competing stock.
The asset’s 1983 construction is slightly older than the neighborhood’s average vintage. Investors should plan for ongoing capital expenditures and selective renovations to maintain competitiveness versus newer stock; the flip side is potential value-add upside through targeted unit and systems upgrades. Home values in the neighborhood sit near national mid-range levels, which can introduce some competition from ownership; effective pricing, renewals, and amenity positioning will be important for retaining residents and supporting occupancy.
Safety trends are mixed but improving. The neighborhood’s overall safety profile sits near the national middle, but WDSuite reports notable year-over-year declines in both violent and property offenses, indicating momentum in the right direction. These directional improvements can support leasing confidence and resident retention when combined with attentive property management.
Within the College Station–Bryan metro context (93 neighborhoods), the area performs around the metro middle on crime measures. Given the recent decreases in estimated offense rates, investors can underwrite with cautious optimism while continuing to account for security, lighting, and community engagement measures appropriate for a mid-ranked location.
Positioned in an inner-suburban Bryan location, 2503 E Villa Maria Rd benefits from strong neighborhood occupancy, a sizable renter base within 3 miles, and daily-needs retail access that supports retention. Rents are near the metro middle and the rent-to-income profile indicates manageable affordability pressure, which can help sustain collections and reduce turnover. According to CRE market data from WDSuite, the neighborhood’s occupancy stands above the metro median, reinforcing an underwriting case for stable baseline demand.
Built in 1983, the property is slightly older than the neighborhood average—an opportunity for value-add through targeted interior updates and system upgrades to enhance competitive positioning against newer stock. Forward demographic indicators within a 3-mile radius—population growth, more households, and rising incomes—suggest a larger tenant base over time, while neighborhood home values near national mid-range levels imply some competition from ownership that can be mitigated through thoughtful amenity and renewal strategies.
- Above-metro neighborhood occupancy supports leasing stability and rent collections
- Majority renter-occupied housing within 3 miles indicates depth of tenant demand
- Daily-needs retail access (groceries, pharmacies) reinforces convenience and retention
- 1983 vintage offers value-add potential via targeted renovations and system upgrades
- Risk: mid-ranked safety and accessible ownership options require focused pricing and renewal strategy