| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 27th | Poor |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 405 Cross St, College Station, TX, 77840, US |
| Region / Metro | College Station |
| Year of Construction | 2004 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
405 Cross St, College Station 65-Unit Multifamily
Neighborhood-level data shows a very high share of renter-occupied housing, indicating a deep tenant base that can support leasing, according to WDSuite s CRE market data. Occupancy is measured for the neighborhood, not the property, and local dining density adds day-to-day convenience for renters.
The property sits in an Inner Suburb neighborhood of College Station with a B+ rating and a renter-driven housing stock. The neighborhood s renter-occupied share ranks 4th among 93 metro neighborhoods (top tier locally), signaling meaningful depth for multifamily demand and potential leasing resilience at the asset level. Note these are neighborhood-level tenure dynamics, not property-specific performance.
2004 construction is newer than the neighborhood s average 1980 vintage, positioning the asset more competitively versus older local stock. For investors, this typically reduces near-term capital exposure versus 1970s/1980s assets while still leaving room for targeted systems upgrades or light renovations as part of a value-management plan.
Local convenience is a relative strength: restaurants per square mile rank 1st among 93 neighborhoods and sit in the 97th percentile nationally, while pharmacies (13th/93) and grocery access (27th/93) are also solid. Park access ranks 6th/93 and in the 87th percentile nationally. These neighborhood amenities can aid retention and leasing velocity, particularly for renters prioritizing walkable dining and recreational options.
From a financial-performance lens, neighborhood NOI per unit averages rank 1st among 93 metro neighborhoods and fall in the 94th percentile nationally, indicating stronger income characteristics relative to peers, based on CRE market data from WDSuite. Median contract rents at the neighborhood level are around the metro middle and have trended upward in recent years, while occupancy (measured for the neighborhood) is below the national middle, suggesting operators should emphasize leasing execution and renewal management.
Demographics within a 3-mile radius indicate modest population growth over the last five years with a large 18 –34 renter cohort and a very high renter share of housing units. Forward-looking projections point to increases in population and households through 2028, which would expand the local renter pool and can support occupancy stability and pricing discipline for well-positioned multifamily assets.
Safety should be assessed comparatively. At the neighborhood level, crime metrics are below the national middle (around the 34th percentile for overall safety), placing the area behind some College Station peers. Among 93 metro neighborhoods, the neighborhood s safety ranking sits in the lower half, so operators often factor additional attention to property-level security, lighting, and access controls into planning.
Trending data show a slight year-over-year improvement in violent offense rates (near the national midpoint), while property offenses increased over the same period. These are neighborhood-level indicators, not block-specific measurements, and investors typically contextualize them alongside rent rolls, tenancy profiles, and on-site mitigation practices.
Built in 2004 with 65 units, the asset benefits from newer-than-neighborhood-average vintage and a deep renter base in College Station. Neighborhood amenity density particularly dining and parks supports renter appeal, while NOI per unit averages rank at the top of metro peers, according to commercial real estate analysis from WDSuite. Demographic trends within a 3-mile radius point to population and household growth through 2028, expanding the tenant base and supporting occupancy stability over the long term.
Counterbalancing strengths, neighborhood-level occupancy runs below national midpoints and safety ranks trail stronger College Station areas, suggesting the business plan should emphasize leasing execution, renewal management, and sensible security investments. Elevated rent-to-income signals affordability pressure in parts of the neighborhood renter base, so prudent pricing, unit turns, and amenity positioning are important to sustain retention.
- 2004 vintage is newer than local average, limiting near-term capital exposure versus older stock while preserving selective renovation upside.
- Deep renter concentration and strong dining/park access support leasing velocity and resident retention.
- Neighborhood NOI per unit averages rank at the top of metro peers, reinforcing durable income characteristics.
- 3-mile forecasts indicate population and household growth through 2028, expanding the renter pool and supporting occupancy stability.
- Risks: neighborhood occupancy below national midpoints, trailing safety ranks, and affordability pressure warrant disciplined leasing, pricing, and security planning.