Luxury Home with Guest
For Sale
$2,199,900
5009 Trumpeter Swan Drive, College Station, TX 77845
Spacious main house plus two guest houses and premium amenities.
Property Size6,439 SF
Price / SF$341.65
Days on Market475
Property Features for 5009 Trumpeter Swan Drive
General Information
Standard status
Active
Size
6,439 SF
Taxes and HOA fees
Annual Taxes
$28,907
Building Details
Year Built
2015
Listing Agency:
COLDWELL BANKER APEX, REALTORS LLC
Listed By:
LAURA LEA SMITH · License #0675779
(979) 218-2315
Source:
Corcoran
Added: May 22, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 COLDWELL BANKER APEX, REALTORS LLC
Investment Insights
Based on property information with market context.
This property features a main house with 5 bedrooms and 4 bathrooms, designed with high-end finishes throughout. The main house includes a formal dining room, breakfast nook, gourmet kitchen, dedicated office, mudroom, game room, wet bars, Texas attic, and built-in storage. Additionally, the property includes two guest houses. Guest House #1 offers a bedroom, bathroom, kitchenette, living room, and formal dining area. Guest House #2 is a studio with a walk-in closet, kitchenette, and half bath. The outdoor area is equipped for entertaining, featuring a pool, hot tub, and ample grounds. The property also includes an oversized driveway and a 5-car garage with an air-conditioned gym, half bath, and laundry room. The property size is 6439 square feet.
Key Highlights
- Main house with 5 bedrooms and 4 bathrooms featuring high‑end finishes throughout.
- Two separate guest houses offering additional living space and privacy.
- Outdoor living area with pool and hot tub, perfect for entertaining.**
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
$61,770
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
2.81%
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%
$1,235,400
$1.2M
Cap Rate 7%
$882,429
$882.4K
Cap Rate 9%
$686,333
$686.3K
Market Conditions
NOI Build-Up for 6,439 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
$118.2K $18.36/SF
− Vacancy
−$5.9K −$0.92/SF
EGI
$112.3K $17.44/SF
− OpEx
−$50.5K −$7.85/SF
NOI
$61.8K $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%
$1,235,400
Cap Rate 7%
$882,429
Cap Rate 9%
$686,333
Alternative Uses
Best Use
Apartment 5plus
$882.4K
$772.1K – $1.03M
NOI $61,770 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $110,988 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
38
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Spacious main house plus two guest houses and premium amenities.
Where is this single family property located?
The property is located at 5009 Trumpeter Swan Drive College Station, TX.
What is the asking price?
The asking price for this property is $2,199,900.
What are key features of this property?
This property features: Main house with **5 bedrooms and 4 bathrooms featuring high‑end finishes throughout.**; Two separate guest houses offering additional living space and privacy.; Outdoor living area with pool and hot tub, perfect for entertaining.**
