| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 63rd | Good |
| Amenities | 39th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1806 Yellowhouse Cir, College Station, TX, 77840, US |
| Region / Metro | College Station |
| Year of Construction | 1978 |
| Units | 112 |
| Transaction Date | 2017-02-02 |
| Transaction Price | $6,850,000 |
| Buyer | Austin PMA Acquisitions, LLC |
| Seller | 1806 Yellowhouse Partners, LLC |
1806 Yellowhouse Cir, College Station Multifamily Investment
High renter concentration in the neighborhood supports a deep tenant base, while occupancy trends sit around the metro middle according to WDSuite’s CRE market data.
Located in an Inner Suburb of College Station, the neighborhood ranks 16 out of 93 metro neighborhoods (top quartile among 93), signaling generally competitive fundamentals for multifamily. Neighborhood occupancy sits below the metro’s top tiers, but the area’s renter concentration is elevated, indicating a broad base of renter-occupied housing that can support leasing stability through cycles.
Daily-life amenities are mixed: restaurant density is competitive among metro peers, and park access is strong (ranked within the better-performing group locally), while cafes, groceries, and pharmacies are comparatively sparse. For investors, this pattern favors properties that offer on-site conveniences or partner with delivery services to offset limited retail nodes nearby.
Schools benchmark well for the metro (ranked 5 out of 93 and top quartile nationally), which can aid retention for renters prioritizing education access. Home values are elevated relative to local incomes (high value-to-income standing in the metro and 90th percentile nationally), which tends to reinforce reliance on multifamily housing and can support pricing power and lease retention for well-managed assets.
Within a 3-mile radius, demographics skew younger with a large 18–34 population share and recent population growth, with households also projected to expand by 2028. This points to a larger tenant base over time and supports demand for smaller, efficiently designed units, especially near employment and campus-oriented corridors.
Safety indicators are mixed but generally comparable to national norms. The neighborhood’s overall crime positioning is around the metro middle, while national percentiles suggest modestly better safety than the U.S. average. Violent-offense measures track in a stronger national percentile, whereas property-offense measures are comparatively higher.
Trend signals are also mixed: violent-offense rates have improved year over year, while property-offense activity has increased recently. For investors, this calls for standard operational measures—lighting, access control, and resident engagement—to support leasing and retention without overreliance on block-level assumptions.
Built in 1978, the 112-unit property presents value-add and capital planning opportunities versus a neighborhood stock that skews newer. The immediate area shows elevated renter concentration and a sizable 18–34 renter pool within 3 miles, supporting depth of demand for mid-sized floor plans (average unit size of 726 sq. ft.) and steady leasing velocity. According to commercial real estate analysis from WDSuite, neighborhood rents sit near the metro middle while ownership costs remain elevated relative to incomes, which can reinforce reliance on multifamily housing.
Amenity access is mixed—restaurants and parks are competitive among metro peers, while cafes, groceries, and pharmacies are less dense—so on-site features and professional management can differentiate the asset. Safety indicators are broadly comparable to national norms with a recent uptick in property offenses, suggesting prudent focus on security and resident experience to sustain occupancy and retention.
- Strong renter concentration and large 18–34 cohort within 3 miles support a deep tenant base and occupancy stability.
- 1978 vintage offers clear value-add and systems-upgrade potential to enhance competitive positioning versus newer stock.
- Ownership costs outpacing incomes locally reinforce reliance on rentals, supporting pricing power for well-managed assets.
- Mixed amenity density favors properties with on-site conveniences and professional management to drive retention.
- Risk: recent property-offense uptick and mid-pack occupancy require attention to security and leasing execution.