2102 Crescent Pointe Pkwy · College Station, TX 77845

$379,900

4 bd · 4.5 ba · 1,864 sqft · Townhouse public records · 33 Days on market

Built 2020 2,221 sqft lot $204/sqft · 29% above area Est $304k · 25% over $120/mo HOA · 3% of rent

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious & Well-Appointed Townhome in Crescent Pointe – Prime College Station Location! Beautiful 4-bedroom, 4.5-bath ACE townhome located in the highly desirable Crescent Pointe community. This thoughtfully designed home features an open-concept floor plan with a large, functional kitchen offering granite countertops, an oversized island, stainless steel appliances, elegant cabinetry, and a corner pantry, perfect for both everyday living and entertaining. High ceilings with extensive crown molding add a refined touch, while gorgeous luxury vinyl plank flooring runs throughout the entire home, including the staircases. Each generously sized bedroom includes its own private en-su

Key facts

• Elegant cabinetry
• Granite countertops
• Oversized island

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE FUNCTIONAL KITCHEN
• GRANITE COUNTERTOPS
• OVERSIZED ISLAND
• STAINLESS STEEL APPLIANCES
• ELEGANT CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association with management and grounds maintenance; HOA fee $120 monthly

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential townhouse; Two levels; Subdivision: Ace Townhome
• Construction: HardiPlank, stone and stucco exterior; Composition/shingle roof; Slab foundation; Built with energy-efficient HVAC, insulation and windows
• Exterior features: Wood fencing; Maintenance grounds (HOA provided)

Interior

• Kitchen: Granite counters; Kitchen island; Electric oven; Built-in electric oven; Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Flooring: Other
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans; Thermostat
• Interior features: Granite counters; High ceilings; Ceiling fans; Kitchen island; Low emissivity windows; Plantation shutters; Window treatments; Electric oven; Built-in electric oven; Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Electric water heater
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath townhouse listed at $380k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $369k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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-.
• Bryan ISD (urban): math 30% / reading 32% proficiency, ranked #608 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 1179 active listings in the ZIP; 8 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).
• At $4,432/mo this rent would consume 60% of the median local household income ($89k/yr) (locally 3329% 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 $3k of loan paydown is wiped out by about $11k 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 33 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask is 19895% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $368,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.17% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (median comp): $303,924
• List price: $379,900
• Delta: 25.00%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3804 Silverthorne Ln	0.32mi	4/3.5	1,858 (-0%)	20mo	$333,000	$179	64
3825 Blackhawk Ln	0.37mi	3/3.5 (-1)	1,818 (-2%)	11mo	$324,900	$179	61
1758 Lonetree Dr	0.39mi	3/3.0 (-1)	1,610 (-14%)	8mo	$334,000	$207	42
1617 Buena Vis	0.46mi	3/2.5 (-1)	1,598 (-14%)	8mo	$339,999	$213	34
1756 Dakota Ln	0.51mi	3/2.0 (-1)	1,605 (-14%)	16mo	$349,000	$217	24

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-19,144
• Equity at exit: $56,644

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $40,154
• Equity at exit: $32,847

Cash invested: $106,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,432 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$577 /mo · $6,926/yr
• Insurance: −$158
• HOA: −$120
• Vacancy / Maint / Mgmt: −$931
• Net cashflow: $654

Break-even live

Break-even rent $3,605

Max offer price $379,900

Occupancy floor 80%

Sensitivity live

Price	-10% $869	-5% $761	+0% $654	+5% $546	+10% $439
Rent	-10% $304	-5% $479	+0% $654	+5% $829	+10% $1,004
Rate	-1.0pp $845	-0.5pp $750	base $654	+0.5pp $555	+1.0pp $455

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2126 Crescent Pointe Pkwy College Station, TX	4.0	4.5	1864	$650	$0.35	44d	1	0.05mi
1416 Crescent Ridge Dr Unit 1328076P College Station, TX	4.0	3.0	1980	$7,187	$3.63	22d	1	0.12mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	22d	1	0.46mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	22d	1	0.49mi
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	14d	46	0.66mi
4150 Pendleton Dr Bryan, TX	1.0–3.0	1.0–3.0	1061	$1,955	$1.84	14d	28	0.80mi
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	14d	1	1.15mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	44d	1	1.18mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 8 events

1. 2026-05-30
   days on market $379,900 Active 33 DOM
2. 2026-05-08
   price $2,100
3. 2026-04-27
   listed $379,900 Active 1211-char remark
4. 2026-03-30
   price $2,475
5. 2026-02-23
   listed $2,525
6. 2024-02-20
   historical $2,425
7. 2024-01-08
   listed $2,425
8. 2020-05-04
   listed $267,900

ⓘ 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: $6,926 · $577/mo
• Projected year-2 tax: $6,952 · $579/mo
• Expected delta: +$27/yr (+$2/mo · 0.4%)

ⓘ 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 5/10 Major
• 🌡 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: $53,185
• − Mortgage interest: −$21,280
• − Property taxes: −$6,926
• − Insurance: −$1,900
• − Repairs & maintenance: −$4,255
• − Management: −$4,255
• − HOA: −$1,440
• − Depreciation: −$11,052
• Taxable income: $2,078
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $7,345/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: Bryan ISD
• NCES district ID: 4811790
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,895
• Composite: 26.26/100
• National rank: #7253
• State rank: #608 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): 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

-99.3% since first listed

10 events — show timeline

• 2026-06-07 Rental Removed $1,900 BCSRMLS
• 2026-05-31 Listed for Rent $1,900 BCSRMLS
• 2026-05-30 Rental Removed $2,100 BCSRMLS
• 2026-05-08 Price Changed $2,100 BCSRMLS
• 2026-04-27 Listed $379,900 BCSRMLS
• 2026-03-30 Price Changed $2,475 BCSRMLS
• 2026-02-23 Listed for Rent $2,525 BCSRMLS
• 2024-02-20 Rental Removed $2,425 BCSRMLS
• 2024-01-08 Listed for Rent $2,425 BCSRMLS
• 2020-05-04 Listed $267,900 BCSRMLS

Property tax history

+59.9%/yr

Latest (2025): $6,926 · +1.9% YoY. Source: county tax records.