| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Fair |
| Demographics | 40th | Fair |
| Amenities | 16th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4004 Old College Rd, Bryan, TX, 77801, US |
| Region / Metro | Bryan |
| Year of Construction | 2006 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4004 Old College Rd Bryan Multifamily Investment
High renter concentration supports depth of tenant demand, while leasing performance in this inner-suburban pocket warrants active management; according to WDSuite’s CRE market data, 2006 construction positions the asset competitively versus older neighborhood stock.
Located in Bryan’s Inner Suburb, the neighborhood carries a C+ rating and skews renter-driven, which generally supports multifamily absorption and renewals. The area’s renter-occupied share ranks 10 out of 93 metro neighborhoods — competitive among College Station-Bryan neighborhoods and in the top tier nationally — indicating a deep tenant base for a 40-unit asset.
Vintage is a relative advantage: local housing stock trends older (average year built is earlier than this asset’s 2006 delivery), suggesting fewer direct comps of similar age and the potential to outperform dated product with targeted upgrades and professional operations. Median asking rents in the neighborhood sit around the lower half of the metro distribution (rank 36 of 93, near the metro median nationally), which can aid leasing velocity if finishes and amenities meet expectations.
Amenities are thin immediately nearby — cafes, grocery, restaurants, parks, and pharmacies rank at or near the bottom of the metro (each 93 of 93) — but childcare access stands out, ranking 1 of 93 and in a high national percentile. Amenity-light blocks place a premium on on-site features and management to drive retention, while strong childcare density can support family-oriented renters.
Within a 3-mile radius, demographics tilt younger and renter-heavy, with roughly seven in ten housing units renter-occupied and a large 18–34 cohort, reinforcing multifamily demand. Population and household counts have inched up in recent years, and WDSuite’s data indicates forecasts for additional population and household expansion over the next five years, which points to a larger tenant base and supports occupancy stability over the medium term.
Operationally, the neighborhood’s occupancy rank is 75 of 93 (below metro median), so investors should underwrite focused leasing, marketing, and unit differentiation. Rent-to-income dynamics are tighter locally than in many U.S. areas, so pricing power may be steady but measured; proactive lease management can help mitigate turnover risk while sustaining collections.
Safety trends are mixed but directionally improving. The neighborhood’s overall crime rank is 29 out of 93, which is competitive among College Station-Bryan neighborhoods and slightly better than the national median. Recent year-over-year estimates indicate notable declines in both property and violent incidents, suggesting improving conditions rather than a structural shift already fully realized.
For underwriting, treat safety as stable-to-improving relative to regional peers, with standard measures (lighting, access controls, resident engagement) supporting retention and collections. Block-level variation can occur; investors typically confirm conditions during site visits and with local management intel.
This 2006, 40-unit asset benefits from a deep renter pool and relative vintage advantage versus older neighborhood stock, supporting competitive positioning with targeted improvements. While neighborhood occupancy performance trails the metro’s stronger pockets, a younger, renter-heavy 3-mile radius and projected population and household growth point to sustained tenant demand, according to CRE market data from WDSuite.
Amenity-light surroundings increase the importance of on-site features and management to drive retention, but strong childcare density nearby and approachable rent levels versus many metros can aid leasing. Affordability pressures in the immediate area argue for measured rent strategies and emphasis on renewals, concessions discipline, and expense control.
- Newer 2006 vintage versus local stock supports competitive positioning and potential value-add upside
- Renter-heavy neighborhood and 3-mile area reinforce depth of tenant base and occupancy stability
- Forecasted growth in nearby population and households expands the renter pool over the medium term
- Amenity-light blocks heighten the importance of on-site features and active operations to drive retention
- Risk: Neighborhood occupancy ranks below metro leaders; underwriting should assume focused leasing and measured rent growth