Two-Unit Duplex
New
For Sale
$1,100,000
11045/11409 Breedlove Road, College Station, TX 77845
Multi-Family, College Station, TX
Property Size4,439 SF
Lot Size1.00 Acre
Price / SF$247.80
Days on Market5
Property Features for 11045/11409 Breedlove Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
116
Parking
10
Elementary school district
College Station
Middle school district
College Station
High school district
College Station
Directions
From Harvey Mitchell Parkway South, turn right at the traffic light onto Holleman Drive South. At the four-way stop, turn right onto North Dowling Road. Continue approximately 2 miles, then turn right onto Breedlove Road. The duplex will be on your right.
Standard status
Active
APN
11045/11409 Breedlove 116
Size
4,439 SF
Lot size
1.00 Acre
Taxes and HOA fees
HOA Fee
$200 Monthly
Utilities
Heating system
Central, Electric (Heating), Zoned
Cooling system
Electric, Central Air, Ceiling Fan(s), Zoned
Building Details
Year built
2024
Floors in Building
2
Number of units
2
Listing Agency:
Nobles Realty Group, LLc
(979) 557-2289
Listed By:
Darla Easterling · License #0695563
(979) 402-2102
Added: Sep 2
Changed: Sep 5
Last Checked: Sep 6 at 12:06AM
MLS# 26010299
Copyright © 2026 Bryan-College Station Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2024, this duplex contains two residences totaling 4,439 square feet on a 1-acre parcel. Each unit includes five bedrooms, five full bathrooms, one half bathroom, an open living and dining arrangement, granite countertops, a refrigerator, and a washer and dryer. Every bedroom has its own bathroom and walk-in closet, while zoned central electric heating and cooling serve the interiors.
The property sits among mature trees and natural brush in College Station, with Texas A&M University, Kyle Field, and Jones Crossing Shopping Center nearby. Both residences are currently leased through 7/2026, providing an established occupancy profile for the asset. The property is identified under zoning designation 116.
The property sits among mature trees and natural brush in College Station, with Texas A&M University, Kyle Field, and Jones Crossing Shopping Center nearby. Both residences are currently leased through 7/2026, providing an established occupancy profile for the asset. The property is identified under zoning designation 116.
Key Highlights
- Two duplex units with 10 bedrooms and 11 bathrooms combined
- 4,439 SF duplex completed in 2024
- 1‑acre parcel with mature trees and natural brush
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$47,721
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.34%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$954,420
$954.4K
Cap Rate 7%
$681,729
$681.7K
Cap Rate 9%
$530,233
$530.2K
Market Conditions
NOI Build-Up for 4,439 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$71.9K $16.20/SF
− Vacancy
−$3.7K −$0.84/SF
EGI
$68.2K $15.36/SF
− OpEx
−$20.5K −$4.61/SF
NOI
$47.7K $10.75/SF
Area
College Station, TX
Vacancy
5.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$954,420
Cap Rate 7%
$681,729
Cap Rate 9%
$530,233
Alternative Uses
Best Use
Multifamily LT 5
$681.7K
$596.5K – $795.4K
NOI $47,721 @ 7.0% cap · market cap 4.34%
Second Best
Apartment 5plus
$608.3K
$532.3K – $709.7K
NOI $42,584 @ 7.0% cap · market cap 3.87%
Theoretical Best
Office A
$1.09M
$956.4K – $1.28M
NOI $76,514 @ 7.0% cap · market cap 6.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
56
Businesses Nearby
Explore this area
Business Placement
Demographics for 77845, TX
70,108
Population
31,464
Households
2.2
Avg Household Size
30
Median Age
61%
College-Educated
96%
High-School Grad
142.5 sq mi
ZIP Area
492
Density / Sq Mi
$90,434
Median Household Income
$46,532
Median Earnings
$1,384
Median Rent
$349,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two spacious residences offer private bedroom suites, updated finishes, and furnished appliance packages in a wooded setting.
Where is this duplex located?
The property is located at 11045/11409 Breedlove Road College Station, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two duplex units with 10 bedrooms and 11 bathrooms combined; 4,439 SF duplex completed in 2024; 1‑acre parcel with mature trees and natural brush
