Historic Downtown
New
For Sale
$1,150,000
220 N Main Street, Bryan, TX 77803
Commercial, Bryan, TX
Property Size4,600 SF
Lot Size0.05 Acres
Price / SF$250
Days on Market2
Property Features for 220 N Main Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
B17
Elementary school district
Bryan
Middle school district
Bryan
High school district
Bryan
Directions
Heading North on Texas Ave. from CS, left on Wm J. Bryan Pkwy, right on N. Main St., property is on the West side of N. Main St.
Standard status
Active
APN
220 Main B17
Size
4,600 SF
Lot size
0.05 Acres
Amenities
new roof
vent hood
grease trap
walk-in coolers
Building Details
Year built
1930
Flooring type
Laminate, Tile, Concrete
Listing Agency:
Engel & Voelkers B/CS · Engel & Völkers
(979) 446-0946
Listed By:
John Stanley
(214) 801-2513
Added: Aug 19
Last Checked: Aug 20 at 5:06AM
MLS# 26010334
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 1930, this 4,600-square-foot, two-level storefront property combines traditional commercial character with updated restaurant infrastructure. A 2021 remodel added a new warrantable roof, vent hood, grease trap, and two walk-in coolers, along with additional renovations. The ground floor is suited to restaurant, bakery, deli, boutique retail, specialty food service, catering, or other hospitality-oriented uses. The upper level offers additional commercial or mixed-use potential.
The property fronts N Main Street in Historic Downtown Bryan, amid restaurants, boutiques, galleries, and entertainment venues. Its setting includes pedestrian activity and exposure to community events, while B17 zoning provides an important framework for evaluating future use. Tile, laminate, and concrete flooring are present throughout the building.
The property fronts N Main Street in Historic Downtown Bryan, amid restaurants, boutiques, galleries, and entertainment venues. Its setting includes pedestrian activity and exposure to community events, while B17 zoning provides an important framework for evaluating future use. Tile, laminate, and concrete flooring are present throughout the building.
Key Highlights
- 4,600‑square‑foot, two‑level storefront property built in 1930
- 2021 remodel included a new warrantable roof and additional renovations
- Restaurant infrastructure includes a vent hood and grease trap
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
$58,064
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
5.05%
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%
$1,161,280
$1.2M
Cap Rate 7%
$829,486
$829.5K
Cap Rate 9%
$645,156
$645.2K
Market Conditions
NOI Build-Up for 4,600 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
$82.8K $18.00/SF
− Vacancy
−$5.4K −$1.17/SF
EGI
$77.4K $16.83/SF
− OpEx
−$19.4K −$4.21/SF
NOI
$58.1K $12.62/SF
Area
Brazos County, TX
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,161,280
Cap Rate 7%
$829,486
Cap Rate 9%
$645,156
Alternative Uses
Best Use
Specialty Retail
$829.5K
$725.8K – $967.7K
NOI $58,064 @ 7.0% cap · market cap 5.05%
Second Best
Retail
$711.0K
$622.1K – $829.5K
NOI $49,768 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$1.13M
$991.1K – $1.32M
NOI $79,289 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Commercial hood
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
1,054
Businesses Nearby
Balanced
Demand for This Use
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Remodeled commercial space with restaurant infrastructure, Main Street frontage, and flexible upper-level use potential.
Where is this storefront property located?
The property is located at 220 N Main Street Bryan, TX.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 4,600‑square‑foot, two‑level storefront property built in 1930; 2021 remodel included a new warrantable roof and additional renovations; Restaurant infrastructure includes a vent hood and grease trap
