Duplex with Storage
For Sale
$300,000
3325 Bluestem Circle, College Station, TX 77845
Multi-Family, College Station, TX
Property Size1,860 SF
Lot Size0.17 Acres
Price / SF$161.29
Days on Market9
Property Features for 3325 Bluestem Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
C15
Parking
4
Patio and Porch features
Patio
Exterior features
Patio, Storage Shed
Subdivision
Southwood Terrace
Elementary school district
College Station
Middle school district
College Station
High school district
College Station
Directions
From Highway 6, exit Rock Prairie. Turn west on Rock Prairie, then North on Longmire. Left on Ponderosa then left on Bluestem. Duplex is on the left
Standard status
Active
APN
3325 Bluestem C15
Size
1,860 SF
Lot size
0.17 Acres
Utilities
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Amenities
storage shed
Building Details
Year built
1976
Floors in Building
1
Number of units
2
Flooring type
Tile
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
Inhabit Real Estate Group
(979) 446-7028
Listed By:
Hayden Riley · License #0639793
(979) 426-7196
Added: Sep 13
Last Checked: Sep 21 at 8:06PM
MLS# 26011232
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.
This duplex at 3325 Bluestem Circle contains 1,860 square feet across two units on a 0.1716-acre lot. One side is occupied by a longtime tenant, while the other is vacant and available for a new tenant or owner-occupant. Both units share a divided storage shed in the backyard and include patio space. Interior and building features include tile flooring, shingle roofing, central heating, natural gas, central air, and electric cooling.
The property was built in 1976 and is located in College Station, Texas, within ZIP code 77845. C15 zoning is identified for the property. The combination of an occupied unit and a second available unit provides a two-unit configuration for residential income use or owner occupancy.
The property was built in 1976 and is located in College Station, Texas, within ZIP code 77845. C15 zoning is identified for the property. The combination of an occupied unit and a second available unit provides a two-unit configuration for residential income use or owner occupancy.
Key Highlights
- Two‑unit duplex totaling 1,860 square feet
- 0.1716‑acre lot in College Station, TX 77845
- One unit occupied; second unit vacant
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
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
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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-unit residential property with one occupied side, a vacant unit, and shared outdoor storage.
Where is this duplex located?
The property is located at 3325 Bluestem Circle 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 totaling 1,860 square feet; 0.1716‑acre lot in College Station, TX 77845; One unit occupied; second unit vacant
