5250 Sagewood Dr · College Station, TX 77845

$285,000

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 95 Days on market

Built 2013 Good condition 6,251 sqft lot $202/sqft · 10% above area Est $260k · 10% over $34/mo HOA · 1% 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 +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• ARV discount +3.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is offering a $5,000 interest rate buy-down incentive, helping reduce your monthly payment and making this home even more affordable MOVE IN READY + ENERGY EFFICIENT + PRIVATE Welcome to this charming single-story brick home in the quiet Meadow Creek subdivision, offering peaceful living and rare privacy thanks to green space and a natural creek separating neighboring properties. This energy-efficient gem features fully paid-off solar panels no extra loan required and just $517 total paid for electricity over the past year, making it an incredible value for budget-minded buyers and savvy investors alike. A new roof was installed on April 14, 2026. Inside, the open-concept layout is perfect for daily living and entertaining. The kitchen features gray cabinetry, granite countertops, stainless steel appliances, and ample storage flowing into a spacious living area with vaulted ceilings, abundant natural light, and neutral finishes - truly move-in ready. Other recent updates include a water heater replaced in 2022, fully restored water pressure, a new kitchen faucet, and a repaired fence, giving buyers confidence in the home’s condition. Originally listed at $280,000, this home is reintroduced at $295,000 following significant post-inspection repairs and improvements making it an even stronger opportunity. Don’t miss your chance to own this private, efficient, move-in ready home!

Key facts

• Natural creek runoff
• Open-concept layout
• 6,251 sq ft lot

Tags

• MEADOW CREEK SUBDIVISION
• OPEN GRASSY GREEN SPACE
• NATURAL CREEK RUNOFF
• CLASSIC BRICK CURB APPEAL
• ENERGY-EFFICIENT SOLAR PANELS
• OPEN-CONCEPT LAYOUT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 39% 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 95 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 4 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, 92% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $260,176
• List price: $285,000
• Delta: 9.54%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5225 Sagewood Dr	0.12mi	3/2.0	1,364 (-3%)	11mo	$265,000	$194	79
5104 Sagewood Dr	0.34mi	3/2.0	1,423 (+1%)	5mo	$260,000	$183	79
15220 Meredith Ln	0.14mi	3/2.0	1,288 (-9%)	14mo	$255,000	$198	68
5284 Sagewood Ct	0.17mi	3/2.0	1,546 (+10%)	13mo	$295,000	$191	66
15121 Meredith Ln	0.20mi	3/2.5	1,597 (+13%)	3mo	$263,500	$165	64
5131 Stewart Dr	0.13mi	3/2.0	1,610 (+14%)	8mo	$315,000	$196	64

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-27,122
• Equity at exit: $42,494

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,181
• 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: 8.2×

Monthly cashflow live

• Estimated rent: $2,906 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$34
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $292

Break-even live

Break-even rent $2,536

Max offer price $285,000

Occupancy floor 85%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5291 Dymple Ln Unit 1328083P College Station, TX	3.0	2.0	1205	$4,295	$3.56	12d	1	0.82mi
4206 Carnes Ct S College Station, TX	3.0	2.0	1840	$2,300	$1.25	13d	1	1.16mi
15232 Still Water Meadow Loop College Station, TX	3.0	2.0	1433	$2,300	$1.61	43d	1	1.30mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: waterelectric

Listing history 17 events

1. 2026-06-10
   days on market $285,000 Active 95 DOM
2. 2026-06-09
   days on market $285,000 Active 94 DOM
3. 2026-06-08
   days on market $285,000 Active 93 DOM
4. 2026-06-07
   days on market $285,000 Active 92 DOM
5. 2026-06-05
   pricedays on market $285,000 Active 89 DOM
6. 2026-06-02
   days on market $290,000 Active 87 DOM
7. 2026-06-01
   days on market $290,000 Active 86 DOM
8. 2026-05-31
   days on market $290,000 Active 85 DOM
9. 2026-05-30
   days on market $290,000 Active 84 DOM
10. 2026-05-02
    price $290,000 1419-char remark

    Show marketing remark (1419 chars)

    Seller is offering a $5,000 interest rate buy-down incentive, helping reduce your monthly payment and making this home even more affordable MOVE IN READY + ENERGY EFFICIENT + PRIVATE Welcome to this charming single-story brick home in the quiet Meadow Creek subdivision, offering peaceful living and rare privacy thanks to green space and a natural creek separating neighboring properties. This energy-efficient gem features fully paid-off solar panels no extra loan required and just $517 total paid for electricity over the past year, making it an incredible value for budget-minded buyers and savvy investors alike. A new roof was installed on April 14, 2026. Inside, the open-concept layout is perfect for daily living and entertaining. The kitchen features gray cabinetry, granite countertops, stainless steel appliances, and ample storage flowing into a spacious living area with vaulted ceilings, abundant natural light, and neutral finishes - truly move-in ready. Other recent updates include a water heater replaced in 2022, fully restored water pressure, a new kitchen faucet, and a repaired fence, giving buyers confidence in the home’s condition. Originally listed at $280,000, this home is reintroduced at $295,000 following significant post-inspection repairs and improvements making it an even stronger opportunity. Don’t miss your chance to own this private, efficient, move-in ready home!

11. 2026-04-06
    status Active 1419-char remark

    Show marketing remark (1419 chars)

    Seller is offering a $5,000 interest rate buy-down incentive, helping reduce your monthly payment and making this home even more affordable MOVE IN READY + ENERGY EFFICIENT + PRIVATE Welcome to this charming single-story brick home in the quiet Meadow Creek subdivision, offering peaceful living and rare privacy thanks to green space and a natural creek separating neighboring properties. This energy-efficient gem features fully paid-off solar panels no extra loan required and just $517 total paid for electricity over the past year, making it an incredible value for budget-minded buyers and savvy investors alike. A new roof was installed on April 14, 2026. Inside, the open-concept layout is perfect for daily living and entertaining. The kitchen features gray cabinetry, granite countertops, stainless steel appliances, and ample storage flowing into a spacious living area with vaulted ceilings, abundant natural light, and neutral finishes - truly move-in ready. Other recent updates include a water heater replaced in 2022, fully restored water pressure, a new kitchen faucet, and a repaired fence, giving buyers confidence in the home’s condition. Originally listed at $280,000, this home is reintroduced at $295,000 following significant post-inspection repairs and improvements making it an even stronger opportunity. Don’t miss your chance to own this private, efficient, move-in ready home!

12. 2026-04-06
    price $295,000 1419-char remark

    Show marketing remark (1419 chars)

    Seller is offering a $5,000 interest rate buy-down incentive, helping reduce your monthly payment and making this home even more affordable MOVE IN READY + ENERGY EFFICIENT + PRIVATE Welcome to this charming single-story brick home in the quiet Meadow Creek subdivision, offering peaceful living and rare privacy thanks to green space and a natural creek separating neighboring properties. This energy-efficient gem features fully paid-off solar panels no extra loan required and just $517 total paid for electricity over the past year, making it an incredible value for budget-minded buyers and savvy investors alike. A new roof was installed on April 14, 2026. Inside, the open-concept layout is perfect for daily living and entertaining. The kitchen features gray cabinetry, granite countertops, stainless steel appliances, and ample storage flowing into a spacious living area with vaulted ceilings, abundant natural light, and neutral finishes - truly move-in ready. Other recent updates include a water heater replaced in 2022, fully restored water pressure, a new kitchen faucet, and a repaired fence, giving buyers confidence in the home’s condition. Originally listed at $280,000, this home is reintroduced at $295,000 following significant post-inspection repairs and improvements making it an even stronger opportunity. Don’t miss your chance to own this private, efficient, move-in ready home!

13. 2026-03-09
    status Active 1419-char remark

    Show marketing remark (1419 chars)

    Seller is offering a $5,000 interest rate buy-down incentive, helping reduce your monthly payment and making this home even more affordable MOVE IN READY + ENERGY EFFICIENT + PRIVATE Welcome to this charming single-story brick home in the quiet Meadow Creek subdivision, offering peaceful living and rare privacy thanks to green space and a natural creek separating neighboring properties. This energy-efficient gem features fully paid-off solar panels no extra loan required and just $517 total paid for electricity over the past year, making it an incredible value for budget-minded buyers and savvy investors alike. A new roof was installed on April 14, 2026. Inside, the open-concept layout is perfect for daily living and entertaining. The kitchen features gray cabinetry, granite countertops, stainless steel appliances, and ample storage flowing into a spacious living area with vaulted ceilings, abundant natural light, and neutral finishes - truly move-in ready. Other recent updates include a water heater replaced in 2022, fully restored water pressure, a new kitchen faucet, and a repaired fence, giving buyers confidence in the home’s condition. Originally listed at $280,000, this home is reintroduced at $295,000 following significant post-inspection repairs and improvements making it an even stronger opportunity. Don’t miss your chance to own this private, efficient, move-in ready home!

14. 2026-03-07
    status Pending 1419-char remark

    Show marketing remark (1419 chars)

    Seller is offering a $5,000 interest rate buy-down incentive, helping reduce your monthly payment and making this home even more affordable MOVE IN READY + ENERGY EFFICIENT + PRIVATE Welcome to this charming single-story brick home in the quiet Meadow Creek subdivision, offering peaceful living and rare privacy thanks to green space and a natural creek separating neighboring properties. This energy-efficient gem features fully paid-off solar panels no extra loan required and just $517 total paid for electricity over the past year, making it an incredible value for budget-minded buyers and savvy investors alike. A new roof was installed on April 14, 2026. Inside, the open-concept layout is perfect for daily living and entertaining. The kitchen features gray cabinetry, granite countertops, stainless steel appliances, and ample storage flowing into a spacious living area with vaulted ceilings, abundant natural light, and neutral finishes - truly move-in ready. Other recent updates include a water heater replaced in 2022, fully restored water pressure, a new kitchen faucet, and a repaired fence, giving buyers confidence in the home’s condition. Originally listed at $280,000, this home is reintroduced at $295,000 following significant post-inspection repairs and improvements making it an even stronger opportunity. Don’t miss your chance to own this private, efficient, move-in ready home!

15. 2026-02-05
    listed $280,000 Active 1419-char remark

    Show marketing remark (1419 chars)

    Seller is offering a $5,000 interest rate buy-down incentive, helping reduce your monthly payment and making this home even more affordable MOVE IN READY + ENERGY EFFICIENT + PRIVATE Welcome to this charming single-story brick home in the quiet Meadow Creek subdivision, offering peaceful living and rare privacy thanks to green space and a natural creek separating neighboring properties. This energy-efficient gem features fully paid-off solar panels no extra loan required and just $517 total paid for electricity over the past year, making it an incredible value for budget-minded buyers and savvy investors alike. A new roof was installed on April 14, 2026. Inside, the open-concept layout is perfect for daily living and entertaining. The kitchen features gray cabinetry, granite countertops, stainless steel appliances, and ample storage flowing into a spacious living area with vaulted ceilings, abundant natural light, and neutral finishes - truly move-in ready. Other recent updates include a water heater replaced in 2022, fully restored water pressure, a new kitchen faucet, and a repaired fence, giving buyers confidence in the home’s condition. Originally listed at $280,000, this home is reintroduced at $295,000 following significant post-inspection repairs and improvements making it an even stronger opportunity. Don’t miss your chance to own this private, efficient, move-in ready home!

16. 2019-08-28
    soldstatus 320-char remark

    Show marketing remark (320 chars)

    Lovely home located in Meadowcreek subdivision with 3 bedrooms and 2 bathrooms. Great kitchen with granite counters, built-in microwave and large pantry. Meadowcreek is zoned to the new elementary school, River Bend. Fridge, washer & dryer will convey with an acceptable offer. Call today for your private showing!

17. 2019-06-04
    listed $199,500 320-char remark

    Show marketing remark (320 chars)

    Lovely home located in Meadowcreek subdivision with 3 bedrooms and 2 bathrooms. Great kitchen with granite counters, built-in microwave and large pantry. Meadowcreek is zoned to the new elementary school, River Bend. Fridge, washer & dryer will convey with an acceptable offer. Call today for your private showing!

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

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 · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $34,874
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,790
• − Management: −$2,790
• − HOA: −$408
• − Depreciation: −$8,291
• Taxable loss: −$1,070
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $3,764/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready home in Meadow Creek subdivision offers a good condition with modern amenities and energy-efficient features. Regular maintenance and minor updates can further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can increase property value
• Rental Replace air filters regularly — Maintains HVAC system and improves air quality
• Both Install smart home security system — Enhances safety and can be marketed as a feature to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and can increase property value ↑
• Rental Replace air filters regularly — Maintains HVAC system and improves air quality ↑
• Both Install smart home security system — Enhances safety and can be marketed as a feature to potential buyers ↑

ⓘ 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

+45.4% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $290,000 BCSRMLS
• 2026-04-06 Relisted — BCSRMLS
• 2026-04-06 Price Changed $295,000 BCSRMLS
• 2026-03-09 Relisted — BCSRMLS
• 2026-03-07 Pending — BCSRMLS
• 2026-02-05 Listed $280,000 BCSRMLS
• 2019-08-28 Sold (MLS) — BCSRMLS
• 2019-06-04 Listed $199,500 BCSRMLS