6096 Gunn Ridge Dr · College Station, TX 77845

$297,990

4 bd · 2.0 ba · 1,748 sqft · SingleFamily · 39 Days on market

Built 2026 Good condition $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).

• Cash flow +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW! Lennar Core Majors "Gehrig" "J1" Plan in the new community of Southern Pointe in College Station! This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet.

Key facts

• 2 garage spots
• Built 2026
• Listed 39 days

Property features AI

Finance

• HOA & community: Community: Aggieland Houses; Annual association fee of $600

Exterior

• Parking: Attached 2-car garage
• Utilities: Has heating and cooling
• Home design: Residential property; Under construction (new construction); Single-story (first-floor living); Slab foundation
• Construction: Built in 2026; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen island; Breakfast bar; Pantry; Open to family/dining areas
• Bedrooms: Primary bedroom on the first floor (12 x 12); Three additional first-floor bedrooms (14 x 11, 14 x 11, 10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Kitchen island; Kitchen/family room combo; Pantry; Tub with shower; Walk-in pantry; Kitchen/dining combo; Living/dining room

🏗️ New construction. The $297,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,346.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $298k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (15.1% below list).
• Recommended offer: $253k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Pebble Creek El (math 57% / reading 62%, grade B-, #409 of 4,322 statewide, top 10%, 578 students, 30% FRL); A & M Consolidated Middle (math 52% / reading 54%, grade C+, #281 of 1,662 statewide, top 18%, 710 students, 52% FRL); A & M Cons H S (math 65% / reading 66%, grade B, #193 of 1,632 statewide, top 12%, 2,139 students, 32% FRL).
• 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 15d 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 34% 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 39 days — a 3% lower offer ($289k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,140 (15.1% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $299,346
• List price: $297,990
• Delta: -0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Canton Dr	0.07mi	4/2.0	1,783 (+2%)	4mo	$318,460	$179	90
1217 Watkins Way	0.12mi	3/2.0 (-1)	1,783 (+2%)	0mo	$322,385	$181	86
1125 Kennesaw Dr	0.20mi	3/2.0 (-1)	1,747 (-0%)	2mo	$320,000	$183	84
1204 Canton	0.07mi	3/2.0 (-1)	1,605 (-8%)	3mo	$298,335	$186	75
1213 Watkins Way	0.13mi	3/2.0 (-1)	1,605 (-8%)	1mo	$313,145	$195	74
1224 Canton Dr	0.07mi	4/2.5	1,953 (+12%)	3mo	$363,175	$186	72
1215 Watkins Way	0.12mi	4/3.0	1,953 (+12%)	1mo	$351,025	$180	70
1219 Canton Dr	0.03mi	3/2.0 (-1)	1,508 (-14%)	3mo	$299,080	$198	68
1219 Watkins Way	0.11mi	3/2.0 (-1)	1,508 (-14%)	1mo	$303,580	$201	66
6121 Eldora Dr	0.29mi	4/2.5	1,953 (+12%)	4mo	$330,674	$169	61
6202 Pocono Dr	0.52mi	4/2.0	1,865 (+7%)	4mo	$319,900	$172	61
6117 Eldora Dr	0.51mi	3/2.0 (-1)	1,508 (-14%)	4mo	$313,580	$208	45

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-55,680
• Equity at exit: $44,633

10-year hold

• IRR: -11.1%
• Equity multiple: 0.32×
• Total profit: $-56,593
• Equity at exit: $25,882

Cash invested: $83,817 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$1,570
• Tax est. 1.5%: −$374 /mo · $4,490/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-119

Break-even live

Break-even rent $2,682

Max offer price $282,140

Occupancy floor 100%

Sensitivity live

Price	-10% $88	-5% $-15	+0% $-119	+5% $-222	+10% $-326
Rent	-10% $-319	-5% $-219	+0% $-119	+5% $-19	+10% $81
Rate	-1.0pp $32	-0.5pp $-43	base $-119	+0.5pp $-196	+1.0pp $-275

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: $74,837
• Closing costs: $8,980
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Canton Dr College Station, TX	4.0	3.0	1973	$2,550	$1.29	1d	1	0.09mi
6172 Darlington Ave College Station, TX	3.0	2.0	1397	$2,200	$1.57	7d	1	0.18mi
1110 Kennesaw Dr College Station, TX	4.0	2.0	2119	$2,505	$1.18	14d	1	0.21mi
1142 Natchez Dr College Station, TX	3.0	2.0	1370	$2,300	$1.68	14d	1	0.24mi
6351 Darlington Ave College Station, TX	4.0	2.0	2116	$2,500	$1.18	45d	1	0.27mi
6226 Rockford Dr College Station, TX	4.0	2.0	1662	$2,475	$1.49	45d	1	0.40mi
6219 Southern Cross Dr College Station, TX	3.0	2.0	1546	$2,295	$1.48	14d	1	0.44mi
6335 Spartan Dr College Station, TX	4.0	3.0	1857	$2,350	$1.27	45d	1	0.61mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-21
   days on market $297,990 Active 39 DOM
2. 2026-06-18
   days on market $297,990 Active 36 DOM
3. 2026-06-17
   days on market $297,990 Active 35 DOM
4. 2026-06-16
   days on market $297,990 Active 34 DOM
5. 2026-06-15
   days on market $297,990 Active 33 DOM
6. 2026-06-14
   days on market $297,990 Active 31 DOM
7. 2026-06-13
   days on market $297,990 Active 30 DOM
8. 2026-06-10
   days on market $297,990 Active 28 DOM
9. 2026-06-09
   days on market $297,990 Active 27 DOM
10. 2026-06-08
    days on market $297,990 Active 26 DOM
11. 2026-06-07
    days on market $297,990 Active 25 DOM
12. 2026-06-05
    days on market $297,990 Active 22 DOM
13. 2026-06-02
    days on market $297,990 Active 20 DOM
14. 2026-06-01
    days on market $297,990 Active 19 DOM
15. 2026-05-31
    days on market $297,990 Active 18 DOM
16. 2026-05-30
    days on market $297,990 Active 17 DOM
17. 2026-05-13
    listed $297,990 Active 538-char remark

ⓘ 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: $30,377
• − Mortgage interest: −$16,768
• − Property taxes: −$4,490
• − Insurance: −$1,497
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − HOA: −$600
• − Depreciation: −$8,708
• Taxable loss: −$6,547
• Est. tax savings @ 24.0%: +$1,571
• After-tax cash flow: $144/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 · 22 photos

Good 80/100 Cosmetic rehab

This single-story home in College Station is in good condition with a fresh paint job and modern finishes. It offers a good return on investment with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances and countertops — Modern appliances and clean countertops improve the home's appeal to potential buyers
• Resale Bathroom fixtures and vanity — Clean and modern fixtures enhance the bathroom's appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances and countertops — Modern appliances and clean countertops improve the home's appeal to potential buyers ↑
• Resale Bathroom fixtures and vanity — Clean and modern fixtures enhance the bathroom's appeal 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

1 event — show timeline

• 2026-05-13 Listed $297,990 HARMLS