1711 Welsh Ave · College Station, TX 77840

$175,000

3 bd · 1.5 ba · 1,152 sqft · Townhouse public records · 15 Days on market

Built 1970 2,971 sqft lot $152/sqft · at area comps Est $178k · at est.

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.5/30.0
• ARV discount +8.3/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• 1% rule +3.4/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 3 bedroom, 2 bathroom townhome offers everything you need in a prime location for under $200K! Located just 1.5 miles from Kyle Field and situated on the bus route, it’s perfect for game days, students, or families. The home features a covered patio and fully fenced yard, along with a backyard shed for extra storage. Additional highlights include a 2-car carport, all electric utilities, and the washer, dryer, and refrigerator will convey. The roof features TPO over 1.5” insulation (approximately 8 years old), and the water heater is about 2 years old. Inside, you’ll find ceiling fans in every bedroom and an updated hall bath with a new countertop and tiled shower. Don’t miss your chance to own this well-maintained home in a prime location!

Key facts

• 2 car carport
• Covered patio
• Updated hall bath

Tags

• COVERED PATIO
• FULLY FENCED YARD
• BACKYARD SHED
• 2 CAR CARPORT
• CEILING FANS IN EVERY BEDROOM
• UPDATED HALL BATH

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Carport (detached), 2 carport spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential single-story home; Built in 1970; Slab foundation
• Construction: Brick construction
• Exterior features: Deck; Patio; Private yard; Fenced yard; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric oven/range; Disposal; Oven; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Programmable thermostat
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (16.0% below list).
• Recommended offer: $147k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.3% in College Station — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#11 in TX, #994 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, crime A-; Watch: employment C-.
• College Station ISD (urban): math 58% / reading 54% proficiency, ranked #113 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Knoll El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 615 students, 67% FRL); Wellborn Middle (math 65% / reading 64%, grade A-, #105 of 1,662 statewide, top 7%, 841 students, 24% FRL); A & M Cons H S (math 65% / reading 66%, grade B, #193 of 1,632 statewide, top 12%, 2,139 students, 32% FRL) — zoned schools average 41% FRL vs 24% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 307 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $1,471/mo this rent would consume 58% of the median local household income ($30k/yr) (locally 8224% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Brazos County population projected at +55% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,085 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 9.9

CMA / ARV

• ARV (median comp): $178,261
• List price: $175,000
• Delta: -1.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 Welsh Ave	0.00mi	3/2.0	1,152 (0%)	1mo	$175,000	$152	98
1725 Harvey Mitchell Pkwy S #1630	0.29mi	2/2.5 (-1)	1,052 (-9%)	1mo	$175,000	$166	62
529 Southwest Pkwy #304	0.16mi	4/4.0 (+1)	1,236 (+7%)	6mo	$215,000	$174	60
1725 Harvey Mitchell Pkwy S #2112	0.29mi	2/2.0 (-1)	1,080 (-6%)	11mo	$194,800	$180	60
1725 Harvey Mitchell Pkwy S #1534	0.29mi	3/3.0	1,294 (+12%)	1mo	$214,900	$166	59
517 Southwest Pkwy #104	0.14mi	4/4.0 (+1)	1,236 (+7%)	9mo	$203,000	$164	58
1725 Harvey Mitchell Pkwy S #1328	0.29mi	3/3.0	1,294 (+12%)	5mo	$217,500	$168	56
1725 Harvey Mitchell Pkwy S #2023	0.29mi	3/3.0	1,294 (+12%)	5mo	$210,000	$162	56
1725 Harvey Mitchell Pkwy S #2433	0.29mi	2/2.0 (-1)	1,001 (-13%)	3mo	$189,500	$189	55
1725 Harvey Mitchell Pkwy S #2234	0.29mi	2/2.0 (-1)	1,001 (-13%)	3mo	$189,000	$189	55
1725 Harvey Mitchell Pkwy S #1311	0.29mi	3/3.0	1,324 (+15%)	2mo	$230,000	$174	54
1725 Harvey Mitchell Pkwy S #2021	0.29mi	3/3.0	1,294 (+12%)	7mo	$202,900	$157	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.36×
• Total profit: $-31,178
• Equity at exit: $26,093

10-year hold

• IRR: -4.1%
• Equity multiple: 0.69×
• Total profit: $-15,251
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77840

• Rents YoY: 6.2%
• Active inventory: 307
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$918
• Tax from tax record: −$294 /mo · $3,533/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-123

Break-even live

Break-even rent $1,627

Max offer price $153,255

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-74	+0% $-123	+5% $-173	+10% $-222
Rent	-10% $-239	-5% $-181	+0% $-123	+5% $-65	+10% $-7
Rate	-1.0pp $-35	-0.5pp $-79	base $-123	+0.5pp $-168	+1.0pp $-215

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Southwest Pkwy College Station, TX	2.0	2.0	900	$939	$1.04	15d	4	0.06mi
1806 Yellowhouse Cir College Station, TX	1.0–2.0	1.0	710	$1,050	$1.48	15d	7	0.13mi
808 Concho Pl College Station, TX	2.0	1.0	841	$1,150	$1.37	22d	1	0.16mi
515 Southwest Pkwy College Station, TX	1.0–4.0	1.0–4.0	1236	$1,458	$1.18	22d	1	0.16mi
528 Southwest Pkwy College Station, TX	2.0	1.0	975	$1,060	$1.09	22d	1	0.18mi
528 Southwest Pkwy College Station, TX	2.0	1.0	975	$1,039	$1.07	45d	1	0.18mi
521 Southwest Pkwy #303 College Station, TX	4.0	4.0	1236	$460	$0.37	15d	1	0.18mi
529 Southwest Pkwy College Station, TX	1.0–4.0	1.0–4.0	1218	$1,317	$1.08	15d	1	0.19mi
700 Chalet Ct College Station, TX	3.0	1.5	1120	$1,600	$1.43	45d	1	0.20mi
527 Southwest Pkwy #103 College Station, TX	4.0	4.0	1236	$2,800	$2.27	22d	1	0.20mi
527 Southwest Pkwy College Station, TX	4.0	4.0	1236	$1,625	$1.31	45d	2	0.21mi
502 Southwest Pkwy College Station, TX	1.0–2.0	1.0–2.0	660	$1,225	$1.86	15d	39	0.21mi
1101 Southwest Pkwy College Station, TX	2.0	1.5	1000	$979	$0.98	45d	1	0.22mi
1206 Georgia St College Station, TX	2.0	1.0	841	$1,000	$1.19	22d	1	0.27mi
602 Townplace Dr Unit 1328092P College Station, TX	3.0	3.0	1291	$3,348	$2.59	22d	1	0.33mi
1109 Phoenix St College Station, TX	3.0	1.5	1160	$1,650	$1.42	45d	1	0.41mi
1103 Phoenix St College Station, TX	2.0	2.0	928	$1,700	$1.83	45d	1	0.42mi
301 Southwest Pkwy College Station, TX	4.0	4.0–4.5	1538	$2,200	$1.43	45d	2	0.47mi
213 Holleman Dr Unit 304 College Station, TX	2.0	2.5	1000	$1,660	$1.66	45d	1	0.52mi
1302 Laura Ln College Station, TX	3.0	2.0	1460	$1,825	$1.25	22d	1	0.57mi
701 Balcones Dr Unit 51 College Station, TX	3.0	2.0	1235	$1,375	$1.11	45d	1	0.75mi
903 Balcones Dr Unit 3-B College Station, TX	2.0	2.5	1200	$1,250	$1.04	45d	1	0.76mi
1402 Holleman Dr College Station, TX	1.0–2.0	1.0	700	$795	$1.14	22d	13	0.78mi
1200 Village Dr College Station, TX	3.0	2.0	1443	$1,750	$1.21	22d	1	0.79mi
1200 Village Dr College Station, TX	3.0	2.0	1443	$1,750	$1.21	15d	1	0.79mi
2401 Welsh Ave College Station, TX	1.0–2.0	1.0–2.0	761	$925	$1.21	0d	1	0.81mi
2400 Blanco Dr Unit D College Station, TX	2.0	1.0	777	$875	$1.13	22d	1	0.84mi
2403 Bosque Dr Unit B College Station, TX	2.0	1.0	778	$900	$1.16	45d	1	0.84mi
2406 Blanco Dr Unit B College Station, TX	2.0	1.0	800	$995	$1.24	45d	1	0.88mi
2406 Blanco Dr Unit B College Station, TX	2.0	1.0	800	$975	$1.22	22d	1	0.88mi
800 Marion Pugh Dr College Station, TX	1.0–5.0	1.0–5.5	1226	$1,060	$0.86	15d	20	0.89mi
1600 Southwest Pkwy College Station, TX	1.0–3.0	1.0–2.5	1005	$1,500	$1.49	15d	21	0.90mi
1198 Jones-Butler Rd Unit 1 College Station, TX	3.0	3.0	1272	$2,100	$1.65	15d	1	0.90mi
1601 Anderson St College Station, TX	2.0	1.0	796	$938	$1.18	22d	5	0.91mi
1112 Airline Dr College Station, TX	2.0	2.0	1000	$1,575	$1.57	15d	1	0.91mi
1112 Airline Dr College Station, TX	2.0	2.0	1256	$1,575	$1.25	22d	1	0.91mi
1613 Southwest Pkwy College Station, TX	2.0	1.0	798	$1,150	$1.44	15d	1	0.91mi
2001 Holleman Dr W College Station, TX	1.0–4.0	1.0–4.0	981	$1,009	$1.03	22d	10	0.91mi
1524 Pine Ridge Dr College Station, TX	2.0	1.0	789	$950	$1.20	45d	1	0.93mi
2310 Pronghorn Ln College Station, TX	3.0	2.0	1350	$1,550	$1.15	15d	1	0.95mi

Listing history 8 events

1. 2026-05-15
   status Pending 785-char remark
2. 2026-05-12
   status Pending 785-char remark
3. 2026-05-10
   status Pending 787-char remark

   Show marketing remark (787 chars)

   This adorable 3 bedroom, 2 bathroom townhome offers everything you need in a prime location for under $200K! Located just 1.5 miles from Kyle Field and situated on the bus route, it’s perfect for game days, students, or families. The home features a covered patio and fully fenced yard, along with a backyard shed for extra storage. Additional highlights include a 2-car carport, all electric utilities, and the washer, dryer, and refrigerator will convey. The roof features TPO over 1.5” insulation (approximately 8 years old), and the water heater is about 2 years old. Inside, you’ll find ceiling fans in every bedroom and an updated hall bath with a new countertop and tiled shower. Don’t miss your chance to own this well-maintained home in a prime location!

4. 2026-05-09
   historical Active Under Contract 787-char remark

   Show marketing remark (787 chars)

   This adorable 3 bedroom, 2 bathroom townhome offers everything you need in a prime location for under $200K! Located just 1.5 miles from Kyle Field and situated on the bus route, it’s perfect for game days, students, or families. The home features a covered patio and fully fenced yard, along with a backyard shed for extra storage. Additional highlights include a 2-car carport, all electric utilities, and the washer, dryer, and refrigerator will convey. The roof features TPO over 1.5” insulation (approximately 8 years old), and the water heater is about 2 years old. Inside, you’ll find ceiling fans in every bedroom and an updated hall bath with a new countertop and tiled shower. Don’t miss your chance to own this well-maintained home in a prime location!

5. 2026-04-30
   listed $175,000 Active 785-char remark

   Show marketing remark (787 chars)

   This adorable 3 bedroom, 2 bathroom townhome offers everything you need in a prime location for under $200K! Located just 1.5 miles from Kyle Field and situated on the bus route, it’s perfect for game days, students, or families. The home features a covered patio and fully fenced yard, along with a backyard shed for extra storage. Additional highlights include a 2-car carport, all electric utilities, and the washer, dryer, and refrigerator will convey. The roof features TPO over 1.5” insulation (approximately 8 years old), and the water heater is about 2 years old. Inside, you’ll find ceiling fans in every bedroom and an updated hall bath with a new countertop and tiled shower. Don’t miss your chance to own this well-maintained home in a prime location!

6. 2026-04-30
   listed $175,000 Active 787-char remark

   Show marketing remark (787 chars)

   This adorable 3 bedroom, 2 bathroom townhome offers everything you need in a prime location for under $200K! Located just 1.5 miles from Kyle Field and situated on the bus route, it’s perfect for game days, students, or families. The home features a covered patio and fully fenced yard, along with a backyard shed for extra storage. Additional highlights include a 2-car carport, all electric utilities, and the washer, dryer, and refrigerator will convey. The roof features TPO over 1.5” insulation (approximately 8 years old), and the water heater is about 2 years old. Inside, you’ll find ceiling fans in every bedroom and an updated hall bath with a new countertop and tiled shower. Don’t miss your chance to own this well-maintained home in a prime location!

7. 2012-07-02
   soldstatus
8. 2004-04-21
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,533 · $294/mo
• Projected year-2 tax: $3,533 · $294/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,650
• − Mortgage interest: −$9,803
• − Property taxes: −$3,533
• − Insurance: −$875
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$5,091
• Taxable loss: −$4,476
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $-403/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: College Station ISD
• NCES district ID: 4807350
• Math proficiency: 58% ▼ -4.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $36,991
• Composite: 46.54/100
• National rank: #2428
• State rank: #113 of 826 in TX

Livability — College Station

• Score: 83/100
• State rank: #11
• US rank: #994

Category grades

Amenities A+ Commute A+ Cost of living A- Crime A- Employment C- Housing A- Health & safety B User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Station, TX
• County: Brazos County · 233,400 people
• City population: 131,628
• Metro: College Station-Bryan, TX
• Population (ZIP): 54,864
• Household income: $30,377
• Rent vs Own: 89.7% rent · 10.3% own
• Severe rent burden: 8224.0

Population outlook (Brazos County) Hauer SSP2

• Today (2025): 267,942 people
• By 2030: 296,630 · +10.7%
• By 2040: 354,560 · +32.3%
• By 2050: 414,616 · +54.7%
• By 2075: 562,158 · +109.8%
• By 2100: 678,828 · +153.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 20% Two or more races 11% Black 11% Asian 9%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 12% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Brazos

• 2024 margin: Strong R (+24.9) · D 36.9% · R 61.7% · Other 1.4%
• 2008→2024 swing: +4.1pp toward D · 2008: -28.9pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+14.3 2016: R+23.7 2012: R+35.3 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.15%
• Current HPI: 195.2885
• Rent YoY: ▲ 6.24%
• Metro: College Station-Bryan, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+0.0% since first listed

11 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-04 Sold (MLS) — BCSRMLS
• 2026-06-04 Sold (MLS) — HARMLS
• 2026-05-15 Pending — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-10 Pending — BCSRMLS
• 2026-05-09 Contingent — BCSRMLS
• 2026-04-30 Listed $175,000 BCSRMLS
• 2026-04-30 Listed $175,000 HARMLS
• 2012-07-02 Sold (Public Records) — Public Records
• 2004-04-21 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,533 · +13.2% YoY. Source: county tax records.