117 Oak Trl · College Station, TX 77845

$59,900

2 bd · 2.0 ba · 1,216 sqft · Other · 18 Days on market

Built 2018 Fair condition

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

?? 2BD/2BA Manufactured Home for Sale & acirc; & euro; & ldquo; College Station, TX | $59,900 Move-in ready 2018 Clayton home in the Medallion College Station Community (Oak Creek) on one of the best shaded lots in the park. No lien & acirc; & euro; & rdquo; statement of ownership in hand. Serious inquiries only. The Home: ? 1,216 sq ft | 2 bed / 2 bath ? Originally a 3-bedroom floor plan & acirc; & euro; & rdquo; converted to 2BD giving you larger, more spacious bedrooms ? Both bedrooms have walk-in closets ? Master suite on one end, guest bed/bath on the other for maximum privacy ? Large open floor plan & acirc; & euro; & rdquo; living r

Key facts

• Master suite
• Open floor plan
• Walk in closets

Tags

• MOVE IN READY
• WALK IN CLOSETS
• MASTER SUITE
• OPEN FLOOR PLAN
• KITCHEN ISLAND
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.7% 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.
• Market conditions: Rents rising (+3.1%/yr); 1179 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.92% ✓
• Cap rate: 25.67%
• Cash-on-cash: 69.22%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 68.9%
• Equity multiple: 4.11×
• Total profit: $52,166
• Equity at exit: $8,931

10-year hold

• IRR: 73.0%
• Equity multiple: 8.50×
• Total profit: $125,817
• Equity at exit: $5,179

Cash invested: $16,772 (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 77845

• Rents YoY: 3.1%
• Active inventory: 1179
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $967

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,009	-5% $988	+0% $967	+5% $947	+10% $926
Rent	-10% $829	-5% $898	+0% $967	+5% $1,037	+10% $1,106
Rate	-1.0pp $998	-0.5pp $983	base $967	+0.5pp $952	+1.0pp $936

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Oak Run College Station, TX	3.0	2.0	1264	$1,899	$1.50	22d	1	0.19mi
193 Ridge Walk College Station, TX	3.0	2.0	1493	$2,199	$1.47	22d	1	0.25mi
112 Ridgeway Dr College Station, TX	3.0	2.0	1013	$1,399	$1.38	22d	1	0.35mi
117 Ridge Loop College Station, TX	3.0	2.0	1165	$1,499	$1.29	45d	1	0.41mi
410 Baby Bear Dr College Station, TX	3.0	3.0	1261	$700	$0.56	22d	1	0.59mi
3011 Towers Pkwy College Station, TX	3.0	3.0	1271	$1,895	$1.49	45d	1	0.67mi
3545 Paloma Ridge Dr College Station, TX	3.0	3.0	1323	$1,700	$1.28	45d	1	0.70mi
3510 Paloma Ridge Dr College Station, TX	3.0	3.0	1300	$1,650	$1.27	14d	1	0.73mi
511 Fraternity Row College Station, TX	3.0	2.0	1278	$1,800	$1.41	45d	1	0.87mi
3709 Oldenburg Ln College Station, TX	3.0	3.0	1338	$1,600	$1.20	45d	1	1.16mi
2310 Pronghorn Ln College Station, TX	3.0	2.0	1350	$1,550	$1.15	14d	1	1.24mi
608 Navarro Dr Unit 1328096P College Station, TX	2.0	2.0	936	$2,991	$3.20	22d	1	1.38mi
709 San Benito Dr College Station, TX	2.0	2.0	890	$1,195	$1.34	22d	1	1.41mi
714 San Benito Dr College Station, TX	2.0	2.0	910	$1,300	$1.43	14d	1	1.41mi
805 San Benito Dr College Station, TX	2.0	1.0	975	$1,300	$1.33	45d	1	1.48mi
804 San Saba Dr College Station, TX	2.0	1.0	820	$1,150	$1.40	14d	1	1.50mi

Listing history 12 events

1. 2026-06-21
   days on market $59,900 Active 18 DOM
2. 2026-06-18
   days on market $59,900 Active 15 DOM
3. 2026-06-17
   days on market $59,900 Active 14 DOM
4. 2026-06-16
   days on market $59,900 Active 13 DOM
5. 2026-06-15
   days on market $59,900 Active 12 DOM
6. 2026-06-14
   days on market $59,900 Active 10 DOM
7. 2026-06-13
   days on market $59,900 Active 9 DOM
8. 2026-06-10
   days on market $59,900 Active 7 DOM
9. 2026-06-09
   days on market $59,900 Active 6 DOM
10. 2026-06-08
    days on market $59,900 Active 5 DOM
11. 2026-06-05
    remarks 651-char remark
12. 2026-06-05
    listed $59,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $20,983
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$1,743
• Taxable income: $11,330
• Est. tax owed @ 24.0%: −$2,719
• After-tax cash flow: $8,890/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home requires cosmetic repairs and maintenance to improve its condition and value. Fresh paint, roof repair, and landscaping improvements are recommended.

Repairs flagged

• Major roof — Signs of wear and potential leaks
• Major siding — Worn and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both repair roof — Fixing the roof prevents leaks and structural issues
• Both landscaping — A well-maintained yard improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks	Major	$15,000–50,000
siding · Worn and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both repair roof — Fixing the roof prevents leaks and structural issues ↑
• Both landscaping — A well-maintained yard improves curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Brazos County · 233,400 people
• City population: 131,628
• Metro: College Station-Bryan, TX
• Population (ZIP): 76,764
• Household income: $88,851
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 3329.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 16% Two or more races 9% Asian 8% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 8% 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: ▼ -133.31%
• Current HPI: 175.9669
• Rent YoY: ▲ 3.13%
• 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

1 event — show timeline

• 2026-06-04 Listed $59,900 FSBO.com