Four-Bedroom Income
For Sale
Contact for pricing
4046 GUNNER TR, College Station, TX 77845
2026 construction offers upgraded finishes, a fenced backyard, on-site management, and an existing lease through July 2027.
Property Size2,091 SF
Price / SF$203.20
Days on Market58
Property Features for 4046 GUNNER TR
General Information
Standard status
Active
Size
2,091 SF
Total Parking Spaces
2
Property subtype
Multifamily
Occupancy
100%
Net Operating Income
$3,380
Units
Unit Mix
1 x 4BR/4.5BA
Multifamily Units
1
Amenities
Gig Speed Fiber Internet
lawn care
Cove at BearX amenities
private fenced backyard
Building Details
Year Built
2026
Buildings
1
Units
1
Tenancy
Single
Listing Agency:
Marvel Real Estate
Listed By:
Luke Marvel · License #TX 613106
Source:
Crexi
Added: Jul 29
Changed: Sep 4
Last Checked: Sep 22 at 2:29PM
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 Marvel Real Estate
Investment Insights
Based on property information with market context.
This residential income property is a newly built townhome in the Barracks West phase of The Barracks Townhomes in College Station. Completed in 2026, the residence includes four bedrooms, four full bathrooms, an additional half bath, and a two-car garage. Interior features include stained gray cabinetry, quartz countertops, luxury vinyl plank flooring, stainless-steel appliances, and tiled shower surrounds. A private fenced backyard adds outdoor space.
The property is leased through July 2027, providing an established occupancy arrangement. On-site property management is available, while the HOA provides Gig Speed Fiber Internet, lawn care, and access to the Cove at BearX. Cove amenities include a sheet wave surf machine, lazy river, and private cabanas.
The property is leased through July 2027, providing an established occupancy arrangement. On-site property management is available, while the HOA provides Gig Speed Fiber Internet, lawn care, and access to the Cove at BearX. Cove amenities include a sheet wave surf machine, lazy river, and private cabanas.
Key Highlights
- 4‑bedroom, 4‑bathroom townhome with an additional half bath
- 2‑car garage and private fenced backyard
- Built in 2026 in The Barracks Townhomes' Barracks West phase
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
$20,059
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
4.72%
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%
$401,180
$401.2K
Cap Rate 7%
$286,557
$286.6K
Cap Rate 9%
$222,878
$222.9K
Market Conditions
NOI Build-Up for 2,091 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
$38.4K $18.36/SF
− Vacancy
−$1.9K −$0.92/SF
EGI
$36.5K $17.44/SF
− OpEx
−$16.4K −$7.85/SF
NOI
$20.1K $9.59/SF
Area
College Station, TX
Vacancy
5.00%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$401,180
Cap Rate 7%
$286,557
Cap Rate 9%
$222,878
Alternative Uses
Best Use
Apartment 5plus
$286.6K
$250.7K – $334.3K
NOI $20,059 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$514.9K
$450.5K – $600.7K
NOI $36,042 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
144
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?
Residential income property - 2026 construction offers upgraded finishes, a fenced backyard, on-site management, and an existing lease through July 2027.
Where is this residential income property located?
The property is located at 4046 GUNNER TR College Station, TX.
What is the asking price?
The asking price for this property is $424,900.
What are key features of this property?
This property features: 4‑bedroom, 4‑bathroom townhome with an additional half bath; 2‑car garage and private fenced backyard; Built in 2026 in The Barracks Townhomes' Barracks West phase
