Mixed-Use Property with Covered
For Sale
$2,800,000
3989 North Graham Rd, College Station, TX 77845
The site includes three residential buildings, a covered pavilion, and a concrete parking area.
Property Size7,595 SF
Lot Size7.52 Acres
Price / SF$368.66
Days on Market33
Property Features for 3989 North Graham Rd
General Information
Standard status
Active
Size
7,595 SF
Total Parking Spaces
130
Lot size
7.52 Acres
Additional Details
Gross Income
$252,000
Amenities
covered basketball court
covered pavilion
Building Details
Year Built
1981
Buildings
3
Tenancy
Single
Listing Agency:
SRA Strategic Realty Advisors
(979) 431-5566
Listed By:
Robert Young · License #0517625
Source:
Doorstephomegroup
Added: Jul 31
Changed: Aug 30
Last Checked: Aug 31 at 6:22PM
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 SRA Strategic Realty Advisors
Investment Insights
Based on property information with market context.
This mixed-use property comprises three separate residential buildings and a covered basketball court across approximately 7.52 acres. The primary two-story residence, built in 1981, contains five bedrooms, four and a half bathrooms, three living areas, two dining areas, and a full kitchen. The other two-story buildings also provide kitchens and living quarters. A concrete parking area accommodates approximately 130 vehicles.
The property is near Texas A&M University, off Holleman and Rock Prairie, and sits outside the College Station city limits. The covered court measures approximately 40' x 120', includes a three-sided enclosed section, provides approximately 20' of clear height, and has fluorescent lighting. The property is occupied by a local fraternity under a lease with escalations.
The property is near Texas A&M University, off Holleman and Rock Prairie, and sits outside the College Station city limits. The covered court measures approximately 40' x 120', includes a three-sided enclosed section, provides approximately 20' of clear height, and has fluorescent lighting. The property is occupied by a local fraternity under a lease with escalations.
Key Highlights
- Approximately 7.52 acres with three separate residential buildings and a covered basketball court
- Main two‑story residence built in 1981 with five bedrooms and four and a half bathrooms
- Approximately 130‑space concrete parking lot
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
$82,937
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
2.96%
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%
$1,658,740
$1.7M
Cap Rate 7%
$1,184,814
$1.2M
Cap Rate 9%
$921,522
$921.5K
Market Conditions
NOI Build-Up for 7,595 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
$145.8K $19.20/SF
− Vacancy
−$13.1K −$1.73/SF
EGI
$132.7K $17.47/SF
− OpEx
−$49.8K −$6.55/SF
NOI
$82.9K $10.92/SF
Area
College Station, TX
Vacancy
9.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
37.50%
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%
$1,658,740
Cap Rate 7%
$1,184,814
Cap Rate 9%
$921,522
Alternative Uses
Best Use
Mixed Use
$1.18M
$1.04M – $1.38M
NOI $82,937 @ 7.0% cap · market cap 2.96%
Second Best
Apartment 5plus
$1.04M
$910.8K – $1.21M
NOI $72,860 @ 7.0% cap · market cap 2.60%
Theoretical Best
Office A
$1.87M
$1.64M – $2.18M
NOI $130,913 @ 7.0% cap · market cap 4.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
35
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The site includes three residential buildings, a covered pavilion, and a concrete parking area.
Where is this mixed-use property located?
The property is located at 3989 North Graham Rd College Station, TX.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Approximately 7.52 acres with three separate residential buildings and a covered basketball court; Main two‑story residence built in 1981 with five bedrooms and four and a half bathrooms; Approximately 130‑space concrete parking lot
