12 Locations For Sale

OVERVIEW

This offering represents a rare opportunity to acquire a fully operational, income-producing short-term rental portfolio across 12 properties and 21+ units in some of Texas's most resilient rental markets. The portfolio generates $604,404 in gross annual revenue and $416,852 in total NOI at an 8.15% blended cap rate — all figures verified from Airbnb platform earnings reports and direct booking records for the trailing 12 months (May 2025 – May 2026). No projections. No pro forma.

THE MARKET — WHY BRYAN/COLLEGE STATION IS ONE OF THE STRONGEST RENTAL MARKETS IN THE COUNTRY

The anchor of this portfolio is Bryan/College Station, Texas — home of Texas A&M University, the largest university in the United States with 79,105 students enrolled as of Fall 2025, up 33% since 2013 and still growing. This is not a market that depends on economic cycles, corporate relocations, or tourism trends. It is structurally demand-driven, 365 days a year.

What fills the calendar: 12 home football games per season at Kyle Field (capacity 102,733), generating some of the highest STR nightly rates in the state. Graduation weekends in May and December — families booking 5 to 7 nights at premium rates. Year-round campus visitors, prospective students, corporate travelers, and medical guests at the Texas A&M Health Science Center. Blinn College adds another 19,000+ students to the demand base. The Texas vs. A&M rivalry returned to Kyle Field in 2024 — the most-watched SEC matchup in Texas history.

The economic case is equally strong. Bryan-College Station is strategically positioned at the center of the Texas Triangle — 95 miles from Houston, 100 miles from Austin, 170 miles from Dallas. Top employers include Texas A&M University, FujiFilm Diosynth Biotech, Sanderson Farms, St. Joseph Health System, and multiple independent school districts. The market has not experienced the boom-and-bust cycles that affect single-industry or tourism-dependent markets.

The recession-resistance of BCS is not theoretical. During the 2008 financial crisis, when national home values fell 30%+, Bryan-College Station held. Rental demand surged as homeownership became out of reach for younger households, and the market grew 2%+ annually through the worst years of the downturn. During COVID-19, BCS recovered all pandemic job losses by June 2022 — faster than any comparable Texas market — with 5 of 11 payroll sectors surpassing pre-pandemic levels entirely. STR demand held through football weekends, graduations, and campus visits that never fully stopped.

THE PORTFOLIO — PROVEN OPERATIONS, NOT A STARTUP

This is not a collection of individually listed properties being packaged together for the first time. This portfolio has been built, operated, and optimized by a single owner-operator over more than three years. The systems, guest infrastructure, direct-booking pipelines, and operational knowledge are all in place and transfer with the sale.

The Navidad Portfolio — 706, 708, and 800 Navidad Street in Bryan — forms the core of the offering. Three fourplexes, 12 units, operating as a mixed STR and long-term rental business generating $240,937 in gross revenue and $203,332 in NOI annually. Over 60% of revenue across the portfolio is generated through direct bookings, bypassing Airbnb entirely — a built moat that protects cash flow from platform dependency and commission drag. The Navidad portfolio also generates $33,600 per year in bonus cash flow to the owner through a cleaning fee arrangement that does not flow through NOI.

The remaining seven single-family properties span Bryan, College Station, Bullard, and Tyler — providing geographic diversification while maintaining operational cohesion under a single management system. Properties include a lakefront estate in Bullard generating $70,207 in gross revenue, two Coastal Drive properties in College Station operating as the 'Coastal Cottage' and 'Coastal Retreat', and 1112 S Dexter Drive, which leads the single-family portfolio at $37,091 in NOI on $53,668 in gross revenue.

THE OPERATOR ADVANTAGE

The current operator is available to remain involved post-close — whether in a full management role, a transition consulting capacity, or simply to hand off systems and introduce the buyer to the direct-booking guest base. Whoever acquires this portfolio inherits three-plus years of operational refinement, not just a set of keys.

TERMS

Asking price: $4,615,000. All properties sold together as a portfolio. Serious buyers only. Full financials, platform earnings reports, and direct booking records available upon signed NDA. Listed on LoopNet and Crexi.