6096 Gunn Ridge Dr · College Station, TX 77845

$259,990

4 bd · 2.0 ba · 1,748 sqft · SingleFamily · 44 Days on market

Built 2026 Good condition Garage $50/mo HOA · 2% of rent ↓ 11% since listing

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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

• Walk-in closet
• En-suite bathroom
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $259,990 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 $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (6.7% below list).
• Recommended offer: $243k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% 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); 1463 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 33% 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 44 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $242,680 (6.7% 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 44 days. Have you received any prior offers? Is the seller open to a 7% 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: 0.81% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $299,346
• List price: $259,990
• 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	0.25mi	4/2.0	1,783 (+2%)	5mo	$318,460	$179	80
1125 Kennesaw Dr	0.29mi	3/2.0 (-1)	1,747 (-0%)	3mo	$320,000	$183	79
1217 Watkins Way	0.31mi	3/2.0 (-1)	1,783 (+2%)	2mo	$322,385	$181	75
1204 Canton	0.25mi	3/2.0 (-1)	1,605 (-8%)	5mo	$298,335	$186	66
6226 Talladega Dr	0.70mi	4/2.0	1,765 (+1%)	1mo	$345,000	$195	64
1213 Watkins Way	0.33mi	3/2.0 (-1)	1,605 (-8%)	2mo	$313,145	$195	64
1224 Canton Dr	0.25mi	4/2.5	1,953 (+12%)	5mo	$363,175	$186	63
1215 Watkins Way	0.31mi	4/3.0	1,953 (+12%)	3mo	$351,025	$180	59
1219 Canton Dr	0.21mi	3/2.0 (-1)	1,508 (-14%)	5mo	$299,080	$198	58
1219 Watkins Way	0.30mi	3/2.0 (-1)	1,508 (-14%)	2mo	$303,580	$201	56
6202 Pocono Dr	0.72mi	4/2.0	1,865 (+7%)	5mo	$319,900	$172	51
6117 Eldora Dr	0.69mi	3/2.0 (-1)	1,508 (-14%)	5mo	$313,580	$208	35

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-60,958
• Equity at exit: $44,633

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-68,029
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 76 active · 27 under contract
• Months of supply: 18.2 mo (5%/mo absorbed)
• Median asking: $339,990 ($191/sqft)
• Median days on market: 85 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -10.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77845

• Rents YoY: 3.1%
• Active inventory: 1463
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$1,570
• Tax est. 1.5%: −$374 /mo · $4,490/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-202

Break-even live

Break-even rent $2,682

Max offer price $270,183

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-98	+0% $-202	+5% $-305	+10% $-408
Rent	-10% $-393	-5% $-297	+0% $-202	+5% $-106	+10% $-10
Rate	-1.0pp $-51	-0.5pp $-125	base $-202	+0.5pp $-279	+1.0pp $-358

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6172 Darlington Ave College Station, TX	3.0	2.0	1397	$2,200	$1.57	54d	1	0.17mi
1110 Kennesaw Dr College Station, TX	4.0	2.0	2119	$2,455	$1.16	32d	1	0.30mi
1200 Canton Dr College Station, TX	4.0	3.0	1973	$2,550	$1.29	48d	1	0.33mi
1142 Natchez Dr College Station, TX	3.0	2.0	1397	$2,000	$1.43	17d	1	0.38mi
6351 Darlington Ave College Station, TX	4.0	2.0	2116	$2,500	$1.18	93d	1	0.40mi
6210 Trado Dr College Station, TX	3.0	2.0	1783	$2,295	$1.29	12d	1	0.47mi
6210 Trado Dr College Station, TX	3.0	2.0	1783	$2,395	$1.34	43d	1	0.47mi
6226 Rockford Dr College Station, TX	4.0	2.0	1662	$2,475	$1.49	93d	1	0.64mi
6219 Southern Cross Dr College Station, TX	3.0	2.0	1546	$2,295	$1.48	62d	1	0.68mi
6210 Pocono Dr College Station, TX	3.0	2.0	1527	$2,300	$1.51	0d	1	0.76mi
6210 Pocono Dr College Station, TX	3.0	2.0	1550	$2,300	$1.48	10d	1	0.76mi
6335 Spartan Dr College Station, TX	4.0	3.0	1857	$2,350	$1.27	93d	1	0.85mi
6346 Spartan Dr College Station, TX	4.0	3.0	2075	$2,395	$1.15	12d	1	0.89mi

Property features AI

Finance

• HOA & community: Part of Aggieland Houses associationAssociation amenities include basketball court, dog park, playground, pool, and trailsAnnual association fee

Exterior

• Parking: Attached garage, 2 spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)2026 construction
• Construction: Brick and cement sidingComposition roofSlab foundation
• Exterior features: Fence with backyard fencingSubdivision lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/Family room comboKitchen/Dining comboSeparate showerTub/shower combo6 total rooms
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $259,990 Active 44 DOM
2. 2026-08-07
   days on market $259,990 Active 43 DOM
3. 2026-08-06
   days on market $259,990 Active 42 DOM
4. 2026-08-05
   days on market $259,990 Active 41 DOM
5. 2026-08-04
   days on market $259,990 Active 40 DOM
6. 2026-08-03
   days on market $259,990 Active 39 DOM
7. 2026-07-31
   days on market $259,990 Active 36 DOM
8. 2026-07-29
   days on market $259,990 Active 34 DOM
9. 2026-07-27
   days on market $259,990 Active 32 DOM
10. 2026-07-25
    days on market $259,990 Active 30 DOM
11. 2026-07-23
    days on market $259,990 Active 28 DOM
12. 2026-07-22
    days on market $259,990 Active 27 DOM
13. 2026-07-22
    price $259,990 Active 26 DOM
14. 2026-07-21
    days on market $264,990 Active 26 DOM
15. 2026-07-18
    days on market $264,990 Active 23 DOM
16. 2026-07-16
    days on market $264,990 Active 21 DOM
17. 2026-07-15
    pricedays on market $264,990 Active 20 DOM

    Show marketing remark (409 chars)

    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.

18. 2026-07-14
    days on market $274,990 Active 19 DOM
19. 2026-07-13
    days on market $274,990 Active 18 DOM
20. 2026-07-13
    days on market $274,990 Active 17 DOM
21. 2026-07-11
    days on market $274,990 Active 16 DOM
22. 2026-07-10
    days on market $274,990 Active 15 DOM
23. 2026-07-09
    days on market $274,990 Active 14 DOM
24. 2026-07-07
    days on market $274,990 Active 12 DOM
25. 2026-07-06
    days on market $274,990 Active 11 DOM
26. 2026-07-06
    days on market $274,990 Active 10 DOM
27. 2026-07-05
    days on market $274,990 Active 9 DOM
28. 2026-07-03
    days on market $274,990 Active 8 DOM
29. 2026-07-02
    days on market $274,990 Active 7 DOM

    Show marketing remark (409 chars)

    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.

30. 2026-07-01
    days on market $274,990 Active 6 DOM
31. 2026-06-30
    days on market $274,990 Active 5 DOM
32. 2026-06-29
    days on market $274,990 Active 4 DOM
33. 2026-06-28
    days on market $274,990 Active 3 DOM
34. 2026-06-27
    days on market $274,990 Active 2 DOM
35. 2026-06-26
    remarks 628-char remark
36. 2026-06-26
    pricedays on marketlisting id $274,990 Active 1 DOM
37. 2026-06-25
    days on market $297,990 Active 42 DOM
38. 2026-06-23
    days on market $297,990 Active 40 DOM
39. 2026-06-21
    days on market $297,990 Active 39 DOM
40. 2026-06-18
    days on market $297,990 Active 36 DOM
41. 2026-06-17
    days on market $297,990 Active 35 DOM
42. 2026-06-16
    days on market $297,990 Active 34 DOM
43. 2026-06-15
    days on market $297,990 Active 33 DOM
44. 2026-06-14
    days on market $297,990 Active 31 DOM
45. 2026-06-13
    days on market $297,990 Active 30 DOM
46. 2026-06-10
    days on market $297,990 Active 28 DOM
47. 2026-06-09
    days on market $297,990 Active 27 DOM
48. 2026-06-08
    days on market $297,990 Active 26 DOM
49. 2026-06-07
    days on market $297,990 Active 25 DOM
50. 2026-06-05
    days on market $297,990 Active 22 DOM

ⓘ 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: $29,122
• − Mortgage interest: −$16,768
• − Property taxes: −$4,490
• − Insurance: −$1,497
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − HOA: −$600
• − Depreciation: −$8,708
• Taxable loss: −$7,601
• Est. tax savings @ 24.0%: +$1,824
• After-tax cash flow: $-594/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 Est. rehab $8,740–$26,220 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Pebble Creek El B- TX #409/4,322 Nat'l #7,252/41,679 Middle A & M Consolidated Middle C+ TX #281/1,662 Nat'l #2,873/14,009 High A & M Cons H S B TX #193/1,632 Nat'l #2,744/17,239

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

A Composite livability gradescore 83/100

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 · 267,942 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: 13% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Part of Aggieland Houses associationAssociation amenities include basketball court, dog park, playground, pool, and trailsAnnual association fee

Exterior

• Parking: Attached garage, 2 spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)2026 construction
• Construction: Brick and cement sidingComposition roofSlab foundation
• Exterior features: Fence with backyard fencingSubdivision lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/Family room comboKitchen/Dining comboSeparate showerTub/shower combo6 total rooms
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

-11.1% since first listed

7 events — show timeline

• 2026-07-15 Price Changed $264,990 HARMLS
• 2026-07-15 Price Changed $264,990 Zillow
• 2026-07-02 Listed $274,990 Zillow
• 2026-06-25 Price Changed $274,990 HARMLS
• 2026-06-25 Listing Removed — HARMLS
• 2026-06-25 Listed $274,990 HARMLS
• 2026-05-13 Listed $297,990 HARMLS