5274 Sagewood Dr · College Station, TX 77845

$309,900

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 33 Days on market

Built 2013 6,251 sqft lot $200/sqft · 17% above area Est $265k · 17% 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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVE THE OUTDOORS? This home has NO BACK YARD NEIGHBORS, a large extended back patio and extensive landscaping for hours of play and enjoyment. NICELY UPDATED KITCHEN AND PRIMARY BATH! Inside you'll enjoy a welcoming entry leading to a very spacious living room, a light-filled dining area and a great island kitchen with walk-in pantry. Vinyl plank flooring throughout the living spaces is attractive and easy to maintain. The three bedrooms in a split floor plan layout are all good sized with ample closet space. The generously primary bedroom features an updated bath with double sinks and a large walk-in shower, as well as a linen cabinet and walk-in closet. The laundry room has nice built-ins and space for a spare fridge or folding counter - WASHER & DRYER INCLUDED. Meadowcreek is a relaxing drive in the countryside, but just minutes from shopping, restaurants and medical facilities. Enjoy the park, playground and community pool.

Key facts

• Double sinks
• Updated bath
• Island kitchen

Tags

• OVERSIZED PATIO
• ISLAND KITCHEN
• WALK-IN PANTRY
• VINYL PLANK FLOORING
• UPDATED BATH
• DOUBLE SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (1.2% below list).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Greens Prairie El (math 62% / reading 57%, grade B-, #409 of 4,322 statewide, top 10%, 557 students, 14% FRL); College Station Middle (math 51% / reading 56%, grade C+, #275 of 1,662 statewide, top 17%, 645 students, 46% FRL); College Station H S (math 78% / reading 61%, grade B, #119 of 1,632 statewide, top 9%, 2,134 students, 35% FRL).
• Market conditions: Rents rising (+3.1%/yr); 1179 active listings in the ZIP; 3 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 41% 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 33 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $300,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $265,448
• List price: $309,900
• Delta: 16.75%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5284 Sagewood Ct	0.05mi	3/2.0	1,546 (0%)	13mo	$295,000	$191	87
5131 Stewart Dr	0.06mi	3/2.0	1,610 (+4%)	8mo	$315,000	$196	84
15121 Meredith Ln	0.29mi	3/2.5	1,597 (+3%)	3mo	$263,500	$165	76
5104 Sagewood Dr	0.43mi	3/2.0	1,423 (-8%)	5mo	$260,000	$183	62
5225 Sagewood Dr	0.23mi	3/2.0	1,364 (-12%)	11mo	$265,000	$194	60

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-32,249
• Equity at exit: $46,207

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,680
• Equity at exit: $26,794

Cash invested: $86,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,062 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$356 /mo · $4,266/yr
• Insurance: −$129
• HOA: −$34
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $275

Break-even live

Break-even rent $2,714

Max offer price $309,900

Occupancy floor 86%

Sensitivity live

Price	-10% $450	-5% $363	+0% $275	+5% $187	+10% $100
Rent	-10% $33	-5% $154	+0% $275	+5% $396	+10% $517
Rate	-1.0pp $431	-0.5pp $354	base $275	+0.5pp $195	+1.0pp $113

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: $77,475
• Closing costs: $9,297
• 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	$4,779	$3.97	0d	1	0.72mi
4206 Carnes Ct S College Station, TX	3.0	2.0	1840	$2,300	$1.25	15d	1	1.17mi
15232 Still Water Meadow Loop College Station, TX	3.0	2.0	1433	$2,300	$1.61	45d	1	1.33mi

HOA detail

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

Listing history 9 events

1. 2026-05-02
   status Pending 948-char remark

   Show marketing remark (948 chars)

   LOVE THE OUTDOORS? This home has NO BACK YARD NEIGHBORS, a large extended back patio and extensive landscaping for hours of play and enjoyment. NICELY UPDATED KITCHEN AND PRIMARY BATH! Inside you'll enjoy a welcoming entry leading to a very spacious living room, a light-filled dining area and a great island kitchen with walk-in pantry. Vinyl plank flooring throughout the living spaces is attractive and easy to maintain. The three bedrooms in a split floor plan layout are all good sized with ample closet space. The generously primary bedroom features an updated bath with double sinks and a large walk-in shower, as well as a linen cabinet and walk-in closet. The laundry room has nice built-ins and space for a spare fridge or folding counter - WASHER & DRYER INCLUDED. Meadowcreek is a relaxing drive in the countryside, but just minutes from shopping, restaurants and medical facilities. Enjoy the park, playground and community pool.

2. 2026-04-21
   price $309,900 948-char remark

   Show marketing remark (948 chars)

   LOVE THE OUTDOORS? This home has NO BACK YARD NEIGHBORS, a large extended back patio and extensive landscaping for hours of play and enjoyment. NICELY UPDATED KITCHEN AND PRIMARY BATH! Inside you'll enjoy a welcoming entry leading to a very spacious living room, a light-filled dining area and a great island kitchen with walk-in pantry. Vinyl plank flooring throughout the living spaces is attractive and easy to maintain. The three bedrooms in a split floor plan layout are all good sized with ample closet space. The generously primary bedroom features an updated bath with double sinks and a large walk-in shower, as well as a linen cabinet and walk-in closet. The laundry room has nice built-ins and space for a spare fridge or folding counter - WASHER & DRYER INCLUDED. Meadowcreek is a relaxing drive in the countryside, but just minutes from shopping, restaurants and medical facilities. Enjoy the park, playground and community pool.

3. 2026-03-30
   listed $310,000 Active 948-char remark

   Show marketing remark (948 chars)

   LOVE THE OUTDOORS? This home has NO BACK YARD NEIGHBORS, a large extended back patio and extensive landscaping for hours of play and enjoyment. NICELY UPDATED KITCHEN AND PRIMARY BATH! Inside you'll enjoy a welcoming entry leading to a very spacious living room, a light-filled dining area and a great island kitchen with walk-in pantry. Vinyl plank flooring throughout the living spaces is attractive and easy to maintain. The three bedrooms in a split floor plan layout are all good sized with ample closet space. The generously primary bedroom features an updated bath with double sinks and a large walk-in shower, as well as a linen cabinet and walk-in closet. The laundry room has nice built-ins and space for a spare fridge or folding counter - WASHER & DRYER INCLUDED. Meadowcreek is a relaxing drive in the countryside, but just minutes from shopping, restaurants and medical facilities. Enjoy the park, playground and community pool.

4. 2020-08-27
   soldstatus 471-char remark

   Show marketing remark (471 chars)

   This charming 3 bed/ 2 bath offers comfortable country living while being only minutes from shopping, schools, and hospitals. This home offers granite countertops throughout, an office nook, matching appliances, large kitchen/dining/living areas, spacious rooms and backyard. Situated within Meadowcreek, the neighborhood hosts a community pool and playground. Don't miss out! Unit is currently leased on month-to-month basis for $1,750. Call today for a private showing!

5. 2020-08-27
   soldstatus

   Show marketing remark (471 chars)

   This charming 3 bed/ 2 bath offers comfortable country living while being only minutes from shopping, schools, and hospitals. This home offers granite countertops throughout, an office nook, matching appliances, large kitchen/dining/living areas, spacious rooms and backyard. Situated within Meadowcreek, the neighborhood hosts a community pool and playground. Don't miss out! Unit is currently leased on month-to-month basis for $1,750. Call today for a private showing!

6. 2019-09-19
   listed $209,000 471-char remark

   Show marketing remark (471 chars)

   This charming 3 bed/ 2 bath offers comfortable country living while being only minutes from shopping, schools, and hospitals. This home offers granite countertops throughout, an office nook, matching appliances, large kitchen/dining/living areas, spacious rooms and backyard. Situated within Meadowcreek, the neighborhood hosts a community pool and playground. Don't miss out! Unit is currently leased on month-to-month basis for $1,750. Call today for a private showing!

7. 2017-03-27
   soldstatus
8. 2017-03-24
   soldstatus
9. 2017-02-08
   listed $193,500

ⓘ 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: $4,266 · $356/mo
• Projected year-2 tax: $5,671 · $473/mo
• Expected delta: +$1,405/yr (+$117/mo · 32.9%)

ⓘ 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 ≥111°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: $36,742
• − Mortgage interest: −$17,359
• − Property taxes: −$4,266
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,939
• − Management: −$2,939
• − HOA: −$408
• − Depreciation: −$9,015
• Taxable loss: −$1,735
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $3,717/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

• 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

+60.2% since first listed

9 events — show timeline

• 2026-05-02 Pending — BCSRMLS
• 2026-04-21 Price Changed $309,900 BCSRMLS
• 2026-03-30 Listed $310,000 BCSRMLS
• 2020-08-27 Sold (Public Records) — Public Records
• 2020-08-27 Sold (MLS) — BCSRMLS
• 2019-09-19 Listed $209,000 BCSRMLS
• 2017-03-27 Sold (Public Records) — Public Records
• 2017-03-24 Sold (MLS) — BCSRMLS
• 2017-02-08 Listed $193,500 BCSRMLS

Property tax history

+3.7%/yr

Latest (2025): $4,266 · -0.4% YoY. Source: county tax records.