| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 29th | Poor |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 401 Lincoln Ave, College Station, TX, 77840, US |
| Region / Metro | College Station |
| Year of Construction | 1977 |
| Units | 80 |
| Transaction Date | 2010-06-01 |
| Transaction Price | $3,200,000 |
| Buyer | 401 Lincoln Avenue Partners LLC |
| Seller | Eastgate College LP |
401 Lincoln Ave, College Station Multifamily Investment
Renter demand is reinforced by a high neighborhood renter concentration and improving occupancy trends, according to WDSuite’s CRE market data. Positioning near Texas A&M’s core amenities supports steady leasing and resident retention for well-managed assets.
The property sits in an Inner Suburb of College Station-Bryan with a neighborhood rating of A- and a rank of 20 out of 93 metro neighborhoods, placing it in the top quartile locally. Amenity access is a clear strength: cafes, groceries, and restaurants rank near the top of the metro, with densities that test in the mid-90s percentiles nationally. This concentration of daily-needs retail and food service supports foot traffic and convenience valued by renters.
Multifamily dynamics are supportive. Neighborhood occupancy has trended higher over the last five years, and the share of renter-occupied housing is very high, indicating a deep tenant base and consistent leasing velocity. Median contract rents for the neighborhood sit near the middle of national comparisons, which can help maintain absorption when new supply delivers.
Within a 3-mile radius, demographics point to a durable renter pool anchored by a large 18–34 population share and modest recent population growth, with forecasts calling for additional population and household gains over the next five years. These trends expand the addressable tenant base and support occupancy stability as units turn.
Median home values in the neighborhood are elevated relative to local incomes, and the value-to-income ratio ranks near the top of the metro. In practice, a high-cost ownership market tends to sustain reliance on rental housing, which can aid lease retention and pricing power for competitively positioned assets. That said, rent-to-income levels are tight for some cohorts, warranting attentive lease management and renewal strategies.
The average neighborhood construction year skews into the mid-1980s, while the subject asset was built in 1977. The older vintage suggests investors should underwrite capital planning and potential value-add upgrades to enhance competitiveness against newer stock, particularly in common areas and building systems.
School ratings in the immediate neighborhood test below regional and national averages, which may limit appeal to family renters seeking top-rated schools. The amenity-rich environment and proximity to major campus-oriented services partially offset this for young professionals and students.
Neighborhood safety benchmarks compare favorably at the national level, testing in the upper percentiles nationwide. Recent data also indicate meaningful year-over-year declines in both property and violent offenses, a positive directional trend for resident perception and retention. As with any urban-adjacent area, safety conditions can vary by block and time of day, so investors typically confirm on-the-ground patterns during due diligence.
401 Lincoln Ave is an 80-unit, 1977 vintage asset positioned in a high-renter neighborhood with improving occupancy and strong daily-needs amenity access. According to CRE market data from WDSuite, the area ranks in the top quartile among 93 metro neighborhoods and shows rising neighborhood occupancy, while a high renter-occupied share supports a deep tenant base. Elevated ownership costs relative to incomes help sustain rental demand, though tighter rent-to-income levels call for disciplined renewal strategy and value-focused unit finishes.
Forward-looking demographics within a 3-mile radius point to population and household growth, expanding the renter pool and supporting lease-up durability. Given the 1970s vintage, a targeted capex program—focused on interiors and building systems—can improve competitive positioning versus 1980s-and-newer stock and capture incremental rent without overreaching affordability thresholds.
- High renter concentration and rising neighborhood occupancy support demand stability
- Amenity-dense location near cafes and groceries aids retention and leasing
- 1977 vintage offers clear value-add and systems-upgrade pathways
- Elevated ownership costs reinforce renter reliance, supporting long-term absorption
- Risks: tighter rent-to-income and below-average nearby school ratings require careful pricing and tenant mix management