Dual-Home Multifamily
New
For Sale
$589,000
1114 & 1116 E 25th St, Bryan, TX 77803
Two separate residences provide private access, off-street parking, and flexible rental or guest-house use.
Property Size2,083 SF
Price / SF$282.77
Days on Market6
Property Features for 1114 & 1116 E 25th St
General Information
Standard status
Active
Size
2,083 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
2023
Buildings
2
Listing Agency:
Real Broker, LLC
(979) 325-2134
Listed By:
Megan Bock · License #0632316
Source:
Doorstephomegroup
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 28 at 12:59PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Real Broker, LLC
Investment Insights
Based on property information with market context.
This multifamily property includes two independent homes positioned on adjacent lots, with separate private driveways and off-street parking. Combined property size is 2,083 square feet. One residence offers three bedrooms, two bathrooms, an open-concept interior, modern finishes, and energy-efficient construction. The second home is a renovated 1-bedroom, 1-bath residence with a full kitchen, living area, laundry room, and dedicated laundry space. Its design incorporates industrial-inspired elements within the former Burrage Grocery Building, originally established in 1940.
The property is located at 1114 & 1116 E 25th St in Bryan, near Downtown Bryan and the Travis Park area. Restaurants, shops, entertainment, and community events are minutes away. The two-home configuration supports separate residential occupancy, with potential long-term, guest-house, or short-term rental use subject to local regulations.
The property is located at 1114 & 1116 E 25th St in Bryan, near Downtown Bryan and the Travis Park area. Restaurants, shops, entertainment, and community events are minutes away. The two-home configuration supports separate residential occupancy, with potential long-term, guest-house, or short-term rental use subject to local regulations.
Key Highlights
- Two independent homes on adjacent lots
- 2,083 square feet combined property size
- First residence includes 3 bedrooms and 2 bathrooms
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
$19,982
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
3.39%
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%
$399,640
$399.6K
Cap Rate 7%
$285,457
$285.5K
Cap Rate 9%
$222,022
$222.0K
Market Conditions
NOI Build-Up for 2,083 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
$38.2K $18.36/SF
− Vacancy
−$1.9K −$0.92/SF
EGI
$36.3K $17.44/SF
− OpEx
−$16.3K −$7.85/SF
NOI
$20.0K $9.59/SF
Area
Brazos County, TX
Vacancy
5.00%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$399,640
Cap Rate 7%
$285,457
Cap Rate 9%
$222,022
Alternative Uses
Best Use
Apartment 5plus
$285.5K
$249.8K – $333.0K
NOI $19,982 @ 7.0% cap · market cap 3.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$512.9K
$448.8K – $598.4K
NOI $35,904 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
852
Businesses Nearby
Explore this area
Business Placement
Demographics for 77803, TX
30,533
Population
10,586
Households
2.9
Avg Household Size
32
Median Age
11%
College-Educated
72%
High-School Grad
13.6 sq mi
ZIP Area
2,245
Density / Sq Mi
$50,953
Median Household Income
$28,651
Median Earnings
$1,106
Median Rent
$141,000
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?
Multifamily property - Two separate residences provide private access, off-street parking, and flexible rental or guest-house use.
Where is this multifamily property located?
The property is located at 1114 & 1116 E 25th St Bryan, TX.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: Two independent homes on adjacent lots; 2,083 square feet combined property size; First residence includes 3 bedrooms and 2 bathrooms
