15474 Baker Meadow Loop · College Station, TX 77845

$285,000

3 bd · 2.0 ba · 1,527 sqft · SingleFamily public records · 15 Days on market

Built 2015 8,481 sqft lot Est $315k · 9% under $50/mo HOA · 2% 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).

• ARV discount +11.7/15.0
• Cash flow +8.2/30.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Creek Meadows, this inviting 4/2 is close to shopping, restaurants and schools! You will enjoy entertaining in this spacious, open home! Split plan offers plenty of privacy for all with generously sized bedrooms & great master suite with double sink vanity, separate tub & shower & walk-in closet! Roomy 2 car garage with extra storage! Enjoy a summer night in a rocking chair on the large front porch or spend an afternoon on the extended covered back patio in the large shaded backyard. Walk to the community pool and park, just moments away! $2000 closing cost allowance with acceptable offer.

Key facts

• 8,481 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Located in the Creek Meadows subdivision
• HOA & community: Homeowners association with annual fee (approximately $550/year); HOA maintains grounds and provides management; Community pool within the association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer; Sewer and water available; Electric service
• Home design: Single-family residence; One story; Residential property
• Construction: Stone and vinyl siding exterior; Composition roof; Slab foundation; Built on one level
• Exterior features: Covered patio/porch; Wood fencing; Community pool

Interior

• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (16.8% below list).
• Recommended offer: $237k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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); 1168 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 32% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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, 91% 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 $237,130 (16.8% 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. 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: 0.83% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $314,562
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15472 Baker Meadow Loop	0.01mi	3/2.0	1,411 (-8%)	0mo	$290,000	$206	87
4112 Cripple Creek Ct	0.24mi	3/2.0	1,505 (-1%)	5mo	$299,700	$199	82
3853 Still Creek Loop	0.33mi	3/2.0	1,515 (-1%)	14mo	$289,900	$191	72
3702 Stevens Creek Ct	0.21mi	3/2.0	1,479 (-3%)	21mo	$313,000	$212	68
15462 Baker Meadow Loop	0.05mi	3/2.0	1,385 (-9%)	18mo	$284,900	$206	67
3703 Stevens Creek Ct	0.22mi	4/2.0 (+1)	1,673 (+10%)	3mo	$325,000	$194	66
3880 Still Creek Loop	0.43mi	3/2.0	1,488 (-3%)	16mo	$309,900	$208	63
4216 Cripple Creek Ct	0.34mi	3/2.0	1,612 (+6%)	16mo	$330,000	$205	62
14749 S Dowling Rd	0.70mi	3/2.0	1,612 (+6%)	3mo	$468,000	$290	56
4144 Shallow Creek Loop	0.12mi	3/2.0	1,702 (+12%)	24mo	$345,000	$203	55

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-62,903
• Equity at exit: $42,494

10-year hold

• IRR: -16.8%
• Equity multiple: 0.06×
• Total profit: $-75,033
• Equity at exit: $24,642

Cash invested: $79,800 (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: 1168
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$480 /mo · $5,756/yr
• Insurance: −$119
• HOA: −$50
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-270

Break-even live

Break-even rent $2,713

Max offer price $237,366

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15232 Still Water Meadow Loop College Station, TX	3.0	2.0	1433	$2,300	$1.61	44d	1	0.24mi
4206 Carnes Ct S College Station, TX	3.0	2.0	1840	$2,300	$1.25	13d	1	0.25mi
15605 Long Creek Ln College Station, TX	3.0	2.0	1844	$2,400	$1.30	21d	1	0.25mi
15605 Long Creek Ln College Station, TX	3.0	2.0	1844	$2,500	$1.36	14d	1	0.25mi
2515 Warkworth Ln College Station, TX	3.0	2.0	1973	$720	$0.36	14d	1	0.84mi
3904 Brownway Ct College Station, TX	4.0	2.0	1740	$2,650	$1.52	44d	1	1.00mi
2301 Norham Dr College Station, TX	3.0	2.0	1411	$2,250	$1.59	14d	1	1.22mi
438 William D Fitch Pkwy College Station, TX	3.0	2.5	1836	$2,900	$1.58	14d	1	1.32mi
2802 Silver Oak Dr College Station, TX	3.0	2.0	1353	$1,950	$1.44	44d	1	1.43mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-18
   days on market $285,000 Active 15 DOM
2. 2026-06-17
   days on market $285,000 Active 14 DOM
3. 2026-06-16
   days on market $285,000 Active 13 DOM
4. 2026-06-15
   days on market $285,000 Active 12 DOM
5. 2026-06-14
   days on market $285,000 Active 10 DOM
6. 2026-06-13
   days on market $285,000 Active 9 DOM
7. 2026-06-10
   days on market $285,000 Active 7 DOM
8. 2026-06-09
   days on market $285,000 Active 6 DOM
9. 2026-06-08
   days on market $285,000 Active 5 DOM
10. 2026-06-07
    days on market $285,000 Active 4 DOM
11. 2026-06-05
    days on marketlisting id $285,000 Active 1 DOM
12. 2026-06-02
    days on market $285,000 Active 14 DOM
13. 2026-06-01
    days on market $285,000 Active 13 DOM
14. 2026-05-31
    days on market $285,000 Active 12 DOM
15. 2026-05-30
    days on market $285,000 Active 11 DOM
16. 2026-05-19
    listed $285,000 Active
17. 2019-11-11
    soldstatus 627-char remark

    Show marketing remark (627 chars)

    Located in Creek Meadows, this inviting 4/2 is close to shopping, restaurants and schools! You will enjoy entertaining in this spacious, open home! Split plan offers plenty of privacy for all with generously sized bedrooms & great master suite with double sink vanity, separate tub & shower & walk-in closet! Roomy 2 car garage with extra storage! Enjoy a summer night in a rocking chair on the large front porch or spend an afternoon on the extended covered back patio in the large shaded backyard. Walk to the community pool and park, just moments away! $2000 closing cost allowance with acceptable offer.

18. 2019-11-11
    soldstatus

    Show marketing remark (627 chars)

    Located in Creek Meadows, this inviting 4/2 is close to shopping, restaurants and schools! You will enjoy entertaining in this spacious, open home! Split plan offers plenty of privacy for all with generously sized bedrooms & great master suite with double sink vanity, separate tub & shower & walk-in closet! Roomy 2 car garage with extra storage! Enjoy a summer night in a rocking chair on the large front porch or spend an afternoon on the extended covered back patio in the large shaded backyard. Walk to the community pool and park, just moments away! $2000 closing cost allowance with acceptable offer.

19. 2019-11-11
    soldstatus

    Show marketing remark (627 chars)

    Located in Creek Meadows, this inviting 4/2 is close to shopping, restaurants and schools! You will enjoy entertaining in this spacious, open home! Split plan offers plenty of privacy for all with generously sized bedrooms & great master suite with double sink vanity, separate tub & shower & walk-in closet! Roomy 2 car garage with extra storage! Enjoy a summer night in a rocking chair on the large front porch or spend an afternoon on the extended covered back patio in the large shaded backyard. Walk to the community pool and park, just moments away! $2000 closing cost allowance with acceptable offer.

20. 2019-07-10
    listed $223,000 627-char remark

    Show marketing remark (627 chars)

    Located in Creek Meadows, this inviting 4/2 is close to shopping, restaurants and schools! You will enjoy entertaining in this spacious, open home! Split plan offers plenty of privacy for all with generously sized bedrooms & great master suite with double sink vanity, separate tub & shower & walk-in closet! Roomy 2 car garage with extra storage! Enjoy a summer night in a rocking chair on the large front porch or spend an afternoon on the extended covered back patio in the large shaded backyard. Walk to the community pool and park, just moments away! $2000 closing cost allowance with acceptable offer.

21. 2015-07-14
    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: $5,756 · $480/mo
• Projected year-2 tax: $5,756 · $480/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $28,456
• − Mortgage interest: −$15,964
• − Property taxes: −$5,756
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − HOA: −$600
• − Depreciation: −$8,291
• Taxable loss: −$8,133
• Est. tax savings @ 24.0%: +$1,952
• After-tax cash flow: $-1,284/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): 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

+27.8% since first listed

6 events — show timeline

• 2026-05-19 Listed $285,000 BCSRMLS
• 2019-11-11 Sold (Public Records) — Public Records
• 2019-11-11 Sold (Public Records) — Public Records
• 2019-11-11 Sold (MLS) — BCSRMLS
• 2019-07-10 Listed $223,000 BCSRMLS
• 2015-07-14 Sold (Public Records) — Public Records

Property tax history

+20.1%/yr

Latest (2025): $5,756 · -0.5% YoY. Source: county tax records.