Duplex with Storage
New
For Sale
$300,000
3325 Bluestem Cir, College Station, TX 77845
One unit is occupied, while the second is vacant for leasing or owner occupancy.
Property Size1,860 SF
Price / SF$161.29
Days on Market5
Property Features for 3325 Bluestem Cir
General Information
Standard status
Active
Size
1,860 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
storage_shed
Building Details
Year Built
1976
Buildings
1
Tenancy
Single
Listing Agency:
Inhabit Real Estate Group
Listed By:
Hayden Riley · License #0639793
(979) 324-0016
Source:
Doorstephomegroup
Added: Sep 18
Last Checked: Sep 21 at 1:28PM
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 Inhabit Real Estate Group
Investment Insights
Based on property information with market context.
This duplex at 3325 Bluestem Cir in College Station contains 1860 square feet across two units. One side is occupied by a longtime tenant who would like to remain, while the other is vacant and available for a new tenant or owner-occupant. The property was built in 1976 and includes a divided storage shed in the backyard shared by both units.
Key Highlights
- Two‑unit duplex containing 1860 square feet
- One unit is occupied by a longtime tenant who would like to remain
- Second unit is vacant for leasing or owner occupancy
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
$19,996
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
6.67%
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%
$399,920
$399.9K
Cap Rate 7%
$285,657
$285.7K
Cap Rate 9%
$222,178
$222.2K
Market Conditions
NOI Build-Up for 1,860 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
$30.1K $16.20/SF
− Vacancy
−$1.6K −$0.84/SF
EGI
$28.6K $15.36/SF
− OpEx
−$8.6K −$4.61/SF
NOI
$20.0K $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%
$399,920
Cap Rate 7%
$285,657
Cap Rate 9%
$222,178
Alternative Uses
Best Use
Multifamily LT 5
$285.7K
$250.0K – $333.3K
NOI $19,996 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$254.9K
$223.0K – $297.4K
NOI $17,843 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$458.0K
$400.8K – $534.3K
NOI $32,060 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,024
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - One unit is occupied, while the second is vacant for leasing or owner occupancy.
Where is this duplex located?
The property is located at 3325 Bluestem Cir College Station, TX.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Two‑unit duplex containing 1860 square feet; One unit is occupied by a longtime tenant who would like to remain; Second unit is vacant for leasing or owner occupancy
