| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 17th | Poor |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2728 Osborn Ln, Bryan, TX, 77803, US |
| Region / Metro | Bryan |
| Year of Construction | 2010 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2728 Osborn Ln, Bryan TX Multifamily Investment
Neighborhood occupancy is competitive among College Station-Bryan submarkets, and a 2010 vintage positions the asset well versus older nearby stock, according to WDSuite’s CRE market data. The location supports steady renter demand with practical amenities and a renter base that is material but not dominant.
Located in Bryan’s Inner Suburb, the property sits in a neighborhood rated B where occupancy performance ranks competitively within the College Station-Bryan metro (38th of 93 neighborhoods overall; occupancy rank 29 of 93). That combination suggests relative leasing stability versus many local peers, based on CRE market data from WDSuite.
Everyday convenience is a strength: grocery access and park availability both rank 9th of 93 metro neighborhoods, indicating solid coverage, while cafes and pharmacies are comparatively limited (each ranked 93rd of 93). Investors should view this as a practical, needs-oriented location that caters to daily living more than lifestyle retail.
The asset’s 2010 construction is newer than the area’s average vintage (1993 rank 46 of 93), which supports competitive positioning against older stock. Newer buildings typically face lower near-term systems risk, though targeted upgrades may still be warranted to meet current renter expectations.
Within a 3-mile radius, population has been essentially flat recently while household counts have edged higher, and forecasts point to meaningful growth in both population and households by 2028. That trajectory implies a larger tenant base over time, supporting occupancy and lease-up resilience.
Tenure data show a meaningful renter-occupied share at the neighborhood level, indicating a viable base for multifamily demand without overreliance on transient renters. Home values are relatively elevated versus local incomes (high national percentile on value-to-income), which tends to reinforce renter reliance on multifamily housing. At the same time, rent-to-income levels indicate some affordability pressure, a factor for lease management and retention strategy rather than a deterrent to demand.
Neighborhood safety indicators are broadly in line with metro norms, with crime performance competitive among College Station-Bryan neighborhoods (crime rank 34 of 93). Nationally, the area sits modestly above the middle of the pack by percentile, indicating neither an outlier risk nor a premium safety profile.
Recent trend data from WDSuite show estimated one-year declines in both property and violent offenses, which is directionally constructive for investor perception and resident retention. As always, underwriting should rely on current, property-level security measures and submarket comparisons rather than block-level assumptions.
This 80-unit, 2010-vintage asset offers scale and relatively modern systems in a practical, needs-oriented Bryan location. Neighborhood occupancy ranks competitively within the metro, and grocery/park access is strong, supporting day-to-day livability. Within a 3-mile radius, household counts are up and forecasts call for a larger population and household base by 2028—pointing to a deeper tenant pool and support for occupancy stability. According to CRE market data from WDSuite, ownership costs relative to incomes are elevated locally, which tends to sustain renter demand for multifamily housing even as lease management should account for affordability pressure.
The main watch items are rent-to-income headwinds that may affect renewal pricing power, plus limited lifestyle amenities (e.g., cafes/pharmacies) that could temper appeal for some cohorts. Even so, the combination of newer construction, scale, and needs-based amenity access forms a durable foundation for cash-flow stability with targeted value-capture through smart renovations and operations.
- 2010 vintage competes well versus older neighborhood stock, with potential to capture premiums via selective upgrades.
- Competitive neighborhood occupancy and solid grocery/park access support leasing stability.
- 3-mile forecasts indicate expanding population and household base, enlarging the renter pool.
- Elevated ownership costs versus incomes reinforce reliance on rental housing, aiding demand depth.
- Risks: rent-to-income pressure may temper pricing power; limited cafes/pharmacies could narrow lifestyle appeal.