| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 58th | Good |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 701 Balcones Dr, College Station, TX, 77845, US |
| Region / Metro | College Station |
| Year of Construction | 1994 |
| Units | 68 |
| Transaction Date | 2012-08-31 |
| Transaction Price | $1,125,000 |
| Buyer | GOLDMAN LONG LAND LLC |
| Seller | MCGILL RUTH GORDON |
701 Balcones Dr, College Station Multifamily Investment
Positioned in an A-rated inner-suburb of College Station with strong amenity access and a deep renter pool, the asset benefits from neighborhood dynamics that support leasing durability, according to WDSuite’s CRE market data.
The property sits in a neighborhood rated A and ranked 8 out of 93 within the College Station–Bryan metro, placing it in the top quartile among metro neighborhoods. Amenity access is a local strength: cafes and restaurants score in the top quartile metro-wide, with grocery, parks, and pharmacies also comparing favorably versus most nearby neighborhoods. These features help sustain day-to-day livability and can support resident retention.
Neighborhood rents and incomes point to balanced affordability for workforce-oriented renters. At the neighborhood level, the rent-to-income ratio trends near the national middle, while the value-to-income ratio is in a higher national percentile, signaling a relatively high-cost ownership market that tends to reinforce reliance on multifamily housing and can aid pricing power when operations are well-managed.
Tenure patterns and demographics indicate durable demand. The share of renter-occupied housing units at the neighborhood level is high compared with national norms, suggesting a broad tenant base and steady demand for professionally managed units. Within a 3-mile radius, households have grown over the past five years and are projected to expand further, pointing to a larger tenant base over the next cycle. A sizable share of residents are ages 18–34 within 3 miles, a cohort that typically underpins leasing velocity for well-located apartments.
Schools in the surrounding area rate below national averages, which may modestly narrow appeal for some family renters; however, proximity to daily amenities and the inner-suburb location support convenience-driven demand. Neighborhood occupancy has softened over the last five years, underscoring the importance of hands-on leasing and renewals to maintain performance in line with metro peers.
Safety indicators compare favorably overall. The neighborhood’s composite crime rank is competitive among 93 College Station–Bryan neighborhoods, and national comparisons place the area above the median for safety.
Violent incident rates benchmark in the top quartile nationally and have trended down over the past year, while property incident rates compare better than much of the country but have shown a recent uptick. For investors, this mix suggests generally supportive conditions with a need to monitor property-crime volatility and maintain routine security and lighting standards common to professionally managed assets.
This 68-unit asset is positioned in a top-quartile neighborhood for the College Station–Bryan metro with strong amenity access and a renter-leaning housing stock, supporting a stable leasing funnel. Within 3 miles, population and household counts have increased and are projected to rise further, expanding the tenant base and supporting occupancy stability when paired with effective leasing and renewals. Elevated home values relative to incomes locally indicate a high-cost ownership market that typically sustains demand for rentals. Based on commercial real estate analysis from WDSuite, neighborhood occupancy has softened in recent years, so disciplined operations and targeted concessions, when needed, remain important.
Affordability appears manageable relative to incomes, which can aid retention, while the 18–34 age concentration within 3 miles supports ongoing renter demand. Safety metrics compare favorably nationally, though investors should account for recent variability in property incidents with prudent site-level measures. Overall, the combination of renter concentration, amenity convenience, and demographic momentum underpins a long-term, operations-focused thesis.
- Top-quartile neighborhood within the metro with strong cafe, grocery, park, and pharmacy access supporting livability and retention.
- Renter-occupied share is high locally and within 3 miles, indicating depth of tenant demand for professionally managed units.
- Demographics within 3 miles show population and household growth, expanding the leasing funnel and supporting occupancy stability.
- High-cost ownership market relative to incomes reinforces reliance on rentals and can support measured pricing power.
- Risks: neighborhood occupancy has softened; property-crime volatility warrants standard security and lighting protocols.