College Station Fourplex Guide 2025–2026: What They Cost, Rent For, and Actually Return

If you’ve been eyeing small multifamily investments in College Station, you’ve probably noticed fourplexes popping up again and again. They’re one of the best ways to start or scale a portfolio — especially if you want solid returns in a stable rental market tied to Texas A&M.

This guide breaks down everything you need to know about buying, renovating, and analyzing fourplexes in Bryan–College Station for 2025 and 2026.

🏠 What Is a Fourplex in College Station?

When we talk about “fourplexes” here, we’re usually referring to properties built in the 1980s, with four townhome-style units — each roughly 800 - 1,000 square feet and two bedrooms with 1, 1.5, or 2 baths.

You’ll find clusters of them near Texas A&M and RELLIS Campus — areas with consistent rental demand from students, young professionals, and small families. They’re simple, functional, and built to last, which makes them a perfect canvas for value-add investors.

💰 What They Cost in 2025–2026

Pricing depends heavily on condition. Here’s what we’re seeing:

• $400,000-450,000 Original / Unrenovated Units: Older but functional properties that haven’t been updated in decades. These typically sell at the low end of the market — solid bones but tired finishes.
• $450,000-500,000 Clean / Well-Maintained Units: Properties that have been kept up but not modernized. You’ll pay a bit more, but they’re often rentable as-is.
• $500,000-600,000 Upgraded / Turnkey Units: Fully renovated properties with updated flooring, paint, appliances, and fixtures. Move-in ready and top of the market.

Bottom line: There’s a clear spread between unrenovated and turnkey fourplexes — and that spread is where the opportunity lives for investors willing to do the work.

💵 What They Rent For

Rent rates vary based on condition:

• $700-900 Neglected / Original Units: Lowest rents, usually still cash flowing but underperforming relative to market potential.
• $900-1,100 Clean but Unrenovated: Mid-range rents, stable tenants, and predictable returns.
• $1,100-1,300 Upgraded / Renovated: Top rents with better tenant quality and less turnover.

As of 2025, we’re seeing a consistent rent lift between these categories — enough to justify a thoughtful renovation strategy.

🧰 Renovation Costs and What to Expect

To fully reposition a fourplex, you’re generally looking at:

• $15,000–$20,000 per unit for interior renovations
• ~$20,000 total for exterior improvements (paint, roof, landscaping, parking lot, etc.)

Focus your upgrades where they matter: flooring, kitchens, bathrooms, paint, and lighting. Cosmetic updates go a long way here. Once the work’s done, these properties jump into that top rent bracket and attract more stable tenants.

📊 Real Fourplex Analysis: The Numbers That Matter

We ran the numbers on a typical 1980s fourplex in College Station using Calculator.net, assuming a $435,000 purchase price, $100,000 in renovations, and stabilized rents of $4,800 per month.

The results? This deal checks out. After renovations, the property’s value jumps to around $550,000, and it cash flows positive from year one — about $115 a month while stabilized. Over a 10-year hold, appreciation and rent growth push total profit to roughly $340,000, with an IRR just under 10% and a 140% cash-on-cash return.

In plain terms: buy it right, renovate smart, and you’re looking at a steady, near-double-digit return in one of the most stable rental markets in Texas.

🚀 The Takeaway

College Station fourplexes hit the sweet spot between single-family homes and larger apartment complexes. They offer:

• Economies of scale (four rents, one roof)
• Manageable rehab costs
• Strong rent demand near TAMU and RELLIS
• Real returns — not hype

Whether you’re an out-of-state investor, an Aggie parent, or someone looking to scale up from single-family rentals, fourplexes are one of the best ways to build wealth in this market.

📂 Resources

• 📄 [PDF Guide: How to Analyze a Fourplex Using Calculator.net]
• 🎥 [My Airbnb Case Study Videos]
• 🎥 [Calculator.net Tutorial Video]

If you’re ready to start looking at fourplex opportunities in Bryan–College Station, let’s talk. I help investors find, analyze, and manage the right properties — so you can focus on growing your portfolio instead of guessing at the numbers.