| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 69th | Best |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4150 Pendleton Dr, Bryan, TX, 77802, US |
| Region / Metro | Bryan |
| Year of Construction | 2013 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4150 Pendleton Dr, Bryan TX Multifamily Investment
Neighborhood-level metrics point to durable renter demand and mid-range pricing power, according to WDSuite’s CRE market data, with occupancy measured for the neighborhood rather than the property itself.
The property sits in an inner-suburb setting of Bryan within the College Station–Bryan metro, where everyday amenities are present but not saturated. Parks access trends in the top half nationally, while grocery availability is roughly in line with U.S. norms, suggesting reasonable convenience for residents. Cafés and pharmacies are thinner locally, which can modestly impact walk-to conveniences but typically does not drive leasing outcomes for garden and low-rise assets.
Neighborhood fundamentals show a renter-leaning housing stock: approximately 62% of housing units are renter-occupied within a 3-mile radius. For multifamily owners, this depth of renter households supports a stable tenant pipeline and reduces reliance on narrow demand segments.
Demographic momentum inside the 3-mile radius is constructive for the renter pool. Population and households expanded over the past five years and are projected to continue growing, with households expected to rise further. This points to a larger tenant base over the next several years and supports occupancy stability and leasing velocity for well-managed assets.
Relative positioning within the metro is competitive on several investor-relevant measures. The neighborhood’s overall rating is strong (A) and ranks 9th of 93 in the College Station–Bryan metro, placing it competitive among metro neighborhoods. Housing quality indicators trend above national medians, and the area skews newer by Texas standards, which generally helps newer and well-maintained assets compete effectively. Median home values in the neighborhood are elevated versus local incomes (value-to-income ratio sits in a nationally high percentile), reinforcing continued reliance on rental housing and aiding lease retention for professionally managed properties.
From an affordability lens, neighborhood median contract rents are mid-market while rent-to-income ratios benchmark on the lower end nationally, indicating manageable affordability pressure for many renters. For operators, that can support steadier renewals and moderate pricing power without elevating nonpayment risk, based on CRE market data from WDSuite.
Safety trends should be viewed in context. Compared with the 93 neighborhoods in the College Station–Bryan metro, the area’s crime rank indicates it is on the less favorable side locally. However, national comparisons land above average for safety overall, and recent estimates show material improvement in property-related incidents year over year. Investors should interpret this as a neighborhood where ongoing monitoring and standard security measures matter, but where broader trends have been moving in a constructive direction.
In practical terms, this mix suggests thoughtful lighting, access controls, and community engagement can help support resident satisfaction and retention, while the improving property offense trend offers a supportive backdrop for long-term operations.
This 28-unit asset is positioned in a renter-heavy pocket of Bryan where household and population growth within a 3-mile radius point to a larger tenant base ahead. Neighborhood occupancy has been softer than national medians, but rent-to-income dynamics are favorable and median home values relative to incomes suggest a high-cost ownership market, both of which support multifamily demand and lease retention. According to CRE market data from WDSuite, the neighborhood ranks competitively within the metro and benefits from newer-area housing stock, which helps well-maintained assets attract and retain residents.
Operationally, investors can underwrite to steady demand drivers with measured upside from demographic growth and prudent rent management. Risk management should focus on localized safety positioning versus metro peers and on active leasing to navigate the area’s below-median occupancy baseline.
- Renter concentration supports a deep tenant base and steadier renewals.
- Household and population growth within 3 miles expands the renter pool.
- Favorable rent-to-income dynamics enable balanced pricing power.
- Competitive neighborhood standing in the metro with relatively newer-area stock.
- Risks: softer neighborhood occupancy and locally less favorable safety rank require attentive leasing and standard security practices.