Corner Retail Development
For Sale
Contact for pricing
3204 S College Ave, Bryan, TX 77801
Corner lot with an existing 2,645 SF building, asphalt parking, 151 feet of frontage, and utilities in place.
Property Size2,645 SF
Lot Size0.66 Acres
Price / SF$224.95
Days on Market233
Property Features for 3204 S College Ave
General Information
Standard status
Active
Size
2,645 SF
Lot size
0.66 Acres
Property subtype
Land
Site & Location
Traffic Count
29,126 vehicles/day
Road Access
Yes
Utilities to Site
Yes
Listing Agency:
Barr Associates Real Estate
(281) 333-1700
Listed By:
Randy Barr · License #0266894
Source:
Crexi
Added: Dec 19, 2025
Changed: Aug 8
Last Checked: May 7 at 4:51AM
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 Barr Associates Real Estate
Investment Insights
Based on property information with market context.
This corner lot includes an existing 2,645 SF building, approximately 4,800 SF of asphalt parking, and 151 feet of frontage along South College Avenue. Utilities are in place, and an additional 0.542 acres is available for expansion, creating flexibility for future redevelopment or growth.
The site sits at the highly visible intersection of West Villa Maria Road and South College Avenue. Traffic counts are strong, with 29,126 vehicles per day on West Villa Maria Road, supporting retail and other commercial uses.
With an option to expand on-site and established infrastructure already available, the property can accommodate a range of development concepts, including retail, office, restaurant, or mixed-use development.
The site sits at the highly visible intersection of West Villa Maria Road and South College Avenue. Traffic counts are strong, with 29,126 vehicles per day on West Villa Maria Road, supporting retail and other commercial uses.
With an option to expand on-site and established infrastructure already available, the property can accommodate a range of development concepts, including retail, office, restaurant, or mixed-use development.
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
$28,617
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
4.81%
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%
$572,340
$572.3K
Cap Rate 7%
$408,814
$408.8K
Cap Rate 9%
$317,967
$318.0K
Market Conditions
NOI Build-Up for 2,645 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
$44.4K $16.80/SF
− Vacancy
−$3.6K −$1.34/SF
EGI
$40.9K $15.46/SF
− OpEx
−$12.3K −$4.64/SF
NOI
$28.6K $10.82/SF
Area
Brazos County, TX
Vacancy
8.00%
Lease Rate
$16.80 /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%
$572,340
Cap Rate 7%
$408,814
Cap Rate 9%
$317,967
Alternative Uses
Best Use
Retail
$408.8K
$357.7K – $477.0K
NOI $28,617 @ 7.0% cap · market cap 4.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$651.3K
$569.9K – $759.9K
NOI $45,591 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
29,126 VPD
Traffic count
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
794
Businesses Nearby
Explore this area
Business Placement
Demographics for 77801, TX
15,097
Population
7,221
Households
2.1
Avg Household Size
27
Median Age
23%
College-Educated
81%
High-School Grad
3.1 sq mi
ZIP Area
4,870
Density / Sq Mi
$35,575
Median Household Income
$24,587
Median Earnings
$998
Median Rent
$172,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Corner lot with an existing 2,645 SF building, asphalt parking, 151 feet of frontage, and utilities in place.
Where is this commercial land located?
The property is located at 3204 S College Ave Bryan, TX.
What is the asking price?
The asking price for this property is $595,000.
