| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Good |
| Demographics | 32nd | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4110 College Main St, Bryan, TX, 77801, US |
| Region / Metro | Bryan |
| Year of Construction | 1972 |
| Units | 76 |
| Transaction Date | 2005-09-13 |
| Transaction Price | $1,593,800 |
| Buyer | UNIRU HOUSING LLC |
| Seller | HEATLEY STUDENT HOUSING LLC |
4110 College Main St Bryan TX Multifamily Opportunity
Neighborhood data points to durable renter demand supported by nearby daily-needs amenities and a large 18–34 renter pool, according to WDSuite’s CRE market data. Investor focus: steady leasing from a deep tenant base, with attention to affordability management.
This Inner Suburb neighborhood in Bryan ranks competitive among College Station–Bryan neighborhoods (18th of 93) with an A- rating, indicating solid location fundamentals for workforce and student-oriented housing. Daily-needs access is a strength: grocery density ranks 1st of 93 in the metro and sits in the top quartile nationally, with restaurants similarly strong. By contrast, parks and cafes are limited, so on-site amenities may play a larger role in resident satisfaction.
Renter concentration is a defining feature. At the neighborhood level, a majority of housing units are renter-occupied, and within a 3-mile radius renters account for roughly three-quarters of occupied units. For investors, this translates to a deep tenant base and consistent leasing velocity, especially for smaller formats. The neighborhood occupancy rate is below broader norms, so competitive positioning, management execution, and asset condition will matter for retention.
Demographics aggregated within a 3-mile radius skew young, with a large 18–34 share today and forecasts calling for population and household growth over the next five years. This points to renter pool expansion that can support occupancy stability, though effective rent strategies and roommate-friendly layouts often capture demand best in these settings.
Home values are elevated for the area relative to incomes (high value-to-income standing metro-wide), which tends to reinforce reliance on rental housing. That backdrop can aid lease-up and renewal consistency, but investors should monitor rent-to-income ratios and calibrate increases to sustain retention. Average school ratings are modest, so marketing should emphasize convenience, access to services, and unit functionality over family-oriented school draws.
Safety trends are mixed compared with regional and national benchmarks. The neighborhood’s crime ranking sits below the metro median (57th of 93), and national percentiles indicate it is less safe than many U.S. neighborhoods. However, property offenses have declined year over year (top quartile improvement within the metro), which suggests recent momentum in the right direction. Investors typically address this by prioritizing lighting, access control, and visible management presence to support resident confidence and retention.
Built in 1972, this 76-unit asset offers value-add and modernization potential relative to nearby stock (neighborhood average vintage is mid-1970s). Demand fundamentals are underpinned by a high renter-occupied share locally and a young, growing 3-mile population, supporting a sizable tenant base for smaller-format units. Strong access to daily-needs retail and restaurants is a practical advantage, while elevated ownership costs relative to local incomes tend to sustain reliance on rentals. According to commercial real estate analysis from WDSuite, the neighborhood’s occupancy sits below broader norms, so execution on renovations, pricing, and management will be key to stabilizing and maintaining lease-up.
Affordability pressure warrants careful lease management: neighborhood rent-to-income metrics are tight, but projected household and income growth within 3 miles point to a gradually deepening renter pool over the forecast period. Targeted capex to refresh exteriors, common areas, and unit finishes can improve competitive standing and help balance rent premiums with retention.
- 1972 vintage positions the asset for pragmatic value-add and systems modernization
- High renter-occupied concentration locally supports a deep tenant base and leasing velocity
- Strong daily-needs access (groceries, restaurants, pharmacies) aids resident convenience and retention
- Forecast population and household growth within 3 miles supports occupancy stability over time
- Risks: below-metro occupancy and rent-to-income pressure require disciplined pricing and active management