155 Oak Run · College Station, TX 77845

$110,000

3 bd · 1.5 ba · 1,216 sqft · SingleFamily · 105 Days on market

Built 2022 Good condition $90/sqft · 58% below area

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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
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready, pristine 3-bedroom, 2-bathroom manufactured home looking for its new owner! Located at Oak Creek Mobile home park in College Station, Tx. Only a few years old built in 2022. This home is in near-perfect condition and has been lovingly maintained. Enjoy outdoor living on the brand-new, recently stained built-on porchperfect for morning coffee or evening relaxation. Situated on a beautiful lot, this property also features a fully built-in privacy fence for your security and peace of mind. Added bonus: a brand-new shed for extra storage, tools, or hobbies! Highlights: 3 Bedrooms / 2 Bathrooms "Like New" condition Recently stained, newly built covered porch New, sturdy shed included New chain link fenced-in lot Quiet, inviting, and secure Ready for immediate occupancy Low electric bill monthly as low as $80 Lot rent $700 includes water, trash and septic. Includes all appliances Fridge, Oven, and Dishwasher. Smart thermostat Electric stove and water heater Energy efficient eBuilt home New application will need to be filled out before sale completion for the park. Don't miss this rare opportunity to own a turnkey home with incredible, high-value upgrades already done for you. All reasonable offers will be considered.

Key facts

• Built-on porch
• Privacy fence
• Brand-new shed

Tags

• BUILT-ON PORCH
• PRIVACY FENCE
• BRAND-NEW SHED
• CHAIN LINK FENCED-IN LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.35%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $259,456
• List price: $110,000
• Delta: -57.60%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.4%
• Equity multiple: 2.09×
• Total profit: $33,718
• Equity at exit: $16,401

10-year hold

• IRR: 34.1%
• Equity multiple: 4.13×
• Total profit: $96,546
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $805

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 54%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	21d	1	0.12mi
136 Oak Leaf College Station, TX	4.0	2.0	1474	$2,499	$1.70	43d	1	0.15mi
193 Ridge Walk College Station, TX	3.0	2.0	1493	$2,199	$1.47	21d	1	0.31mi
410 Baby Bear Dr College Station, TX	3.0	3.0	1261	$700	$0.56	21d	1	0.46mi
3545 Paloma Ridge Dr College Station, TX	3.0	3.0	1323	$1,700	$1.28	43d	1	0.47mi
112 Ridgeway Dr College Station, TX	3.0	2.0	1013	$1,399	$1.38	21d	1	0.48mi
3011 Towers Pkwy College Station, TX	3.0	3.0	1271	$1,895	$1.49	43d	1	0.52mi
3510 Paloma Ridge Dr College Station, TX	3.0	3.0	1300	$1,650	$1.27	13d	1	0.53mi
117 Ridge Loop College Station, TX	3.0	2.0	1165	$1,499	$1.29	43d	1	0.56mi
156 Sunset Trl College Station, TX	4.0	2.0	1474	$1,999	$1.36	21d	1	0.71mi
511 Fraternity Row College Station, TX	3.0	2.0	1278	$1,800	$1.41	43d	1	0.92mi
2310 Pronghorn Ln College Station, TX	3.0	2.0	1350	$1,550	$1.15	13d	1	1.22mi
4454 Reveille Rd College Station, TX	3.0	3.0	1463	$1,650	$1.13	43d	1	1.34mi
608 Navarro Dr Unit 1328096P College Station, TX	2.0	2.0	936	$2,991	$3.20	21d	1	1.39mi
10328 N Dowling Rd College Station, TX	3.0	3.0	1400	$1,800	$1.29	13d	1	1.40mi
3709 Oldenburg Ln College Station, TX	3.0	3.0	1338	$1,600	$1.20	43d	1	1.40mi
709 San Benito Dr College Station, TX	2.0	2.0	890	$1,195	$1.34	21d	1	1.43mi
714 San Benito Dr College Station, TX	2.0	2.0	910	$1,300	$1.43	13d	1	1.44mi
2300 Cottage Ln College Station, TX	2.0–5.0	2.0–5.0	1333	$926	$0.69	13d	33	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 105 DOM
2. 2026-06-17
   days on market $110,000 Active 104 DOM
3. 2026-06-16
   days on market $110,000 Active 103 DOM
4. 2026-06-15
   days on market $110,000 Active 102 DOM
5. 2026-06-14
   days on market $110,000 Active 100 DOM
6. 2026-06-13
   days on market $110,000 Active 99 DOM
7. 2026-06-10
   days on market $110,000 Active 97 DOM
8. 2026-06-09
   days on market $110,000 Active 96 DOM
9. 2026-06-08
   days on market $110,000 Active 95 DOM
10. 2026-06-05
    days on market $110,000 Active 91 DOM
11. 2026-06-02
    days on market $110,000 Active 89 DOM
12. 2026-06-01
    days on market $110,000 Active 88 DOM
13. 2026-05-31
    days on market $110,000 Active 87 DOM
14. 2026-05-30
    days on market $110,000 Active 86 DOM
15. 2026-03-05
    listed $110,000 Active 1268-char remark

    Show marketing remark (1268 chars)

    Move-in ready, pristine 3-bedroom, 2-bathroom manufactured home looking for its new owner! Located at Oak Creek Mobile home park in College Station, Tx. Only a few years old built in 2022. This home is in near-perfect condition and has been lovingly maintained. Enjoy outdoor living on the brand-new, recently stained built-on porchperfect for morning coffee or evening relaxation. Situated on a beautiful lot, this property also features a fully built-in privacy fence for your security and peace of mind. Added bonus: a brand-new shed for extra storage, tools, or hobbies! Highlights: 3 Bedrooms / 2 Bathrooms "Like New" condition Recently stained, newly built covered porch New, sturdy shed included New chain link fenced-in lot Quiet, inviting, and secure Ready for immediate occupancy Low electric bill monthly as low as $80 Lot rent $700 includes water, trash and septic. Includes all appliances Fridge, Oven, and Dishwasher. Smart thermostat Electric stove and water heater Energy efficient eBuilt home New application will need to be filled out before sale completion for the park. Don't miss this rare opportunity to own a turnkey home with incredible, high-value upgrades already done for you. All reasonable offers will be considered.

ⓘ 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: $23,771
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$3,200
• Taxable income: $8,406
• Est. tax owed @ 24.0%: −$2,017
• After-tax cash flow: $7,639/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 80/100 Cosmetic rehab

This move-in ready, 3-bedroom, 2-bathroom manufactured home is in excellent condition with a fresh paint job and clean gutters, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look newer.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look newer. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters. ↑

ⓘ 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

• 2026-03-05 Listed $110,000 ForSaleByOwner.com