| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 61st | Good |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 505 Wayside Dr, Bryan, TX, 77802, US |
| Region / Metro | Bryan |
| Year of Construction | 1974 |
| Units | 30 |
| Transaction Date | 2019-12-26 |
| Transaction Price | $1,659,900 |
| Buyer | SHAMROCK SOLID INVESTMENTS LLC |
| Seller | PUZZLER PROPERTIES LLC |
505 Wayside Dr Bryan Multifamily Investment Thesis
Neighborhood-level occupancy trends point to steady renter demand and balanced pricing power in Bryan’s inner-suburban fabric, according to WDSuite’s CRE market data. The investment lens centers on stable lease-up dynamics supported by a competitive position within the College Station–Bryan metro.
Situated in an Inner Suburb of Bryan, the neighborhood carries an A rating and ranks 11 out of 93 metro neighborhoods, indicating a competitive position among College Station–Bryan locations for multifamily. Local occupancy is firm relative to the metro and compares favorably to national patterns, supporting lease stability for professionally managed assets.
Retail and daily-needs access are a relative strength: restaurants, cafes, groceries, and pharmacies index above national averages, aiding resident convenience and retention. Park access is limited within the immediate neighborhood, which places greater weight on on-site outdoor space and nearby private amenities when planning resident experience.
Construction vintage in the area skews newer than the subject’s 1974 build year, implying potential value-add and capital planning needs to stay competitive on interiors, common areas, and building systems. The renter-occupied share of housing is elevated for the metro, signaling a deeper tenant base and consistent demand for smaller-format units.
Within a 3-mile radius, demographic data show modest population growth in recent years with a projected expansion in households, pointing to a larger tenant base over the medium term. Median household incomes have trended upward, while rents remain relatively accessible in a regional context, which can support occupancy stability and measured rent movement as part of disciplined commercial real estate analysis.
Safety indicators are mixed and should be monitored alongside property-level controls. The neighborhood’s safety rank sits at 53 out of 93 within the College Station–Bryan metro, which is below the metro median and aligns with a lower national percentile. This suggests investors should underwrite for prudent security measures and active property management.
Recent trends provide a constructive signal: estimated property offense rates have declined year over year and rank 18 out of 93 for improvement, indicating momentum in the right direction. Violent-offense measures track weaker than national benchmarks, so maintaining lighting, access control, and resident engagement remains important for leasing and retention.
Built in 1974 with a compact unit profile, the asset offers a clear value-add path: modernize interiors and key building systems to enhance competitiveness against a neighborhood stock that trends younger. Neighborhood occupancy is solid and the area ranks competitively (11 of 93 metro neighborhoods), supporting an underwriting case focused on steady demand and disciplined rent growth. Based on CRE market data from WDSuite, local amenities outperform national averages, which can aid retention even as residents have limited park access.
Within a 3-mile radius, population has grown and households are projected to increase, expanding the renter pool and supporting occupancy stability for smaller-format units. The renter-occupied share in the neighborhood is comparatively high, underpinning demand depth; however, investors should budget for ongoing capital needs typical of 1970s construction and consider enhanced site security and resident programming given mixed safety metrics and below-average public school ratings.
- Competitive neighborhood position (11 of 93) supports demand and leasing stability
- 1974 vintage creates value-add potential via renovations and system upgrades
- Amenity access above national norms aids retention and pricing discipline
- 3-mile radius outlook points to a larger renter base and sustained occupancy
- Risks: mixed safety metrics, limited park access, capex for aging infrastructure, below-average school quality