158 Oak Leaf · College Station, TX 77845

$85,000

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 139 Days on market

Built 2000 Fair condition ↓ 14% since listing

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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
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home just 3 miles from the vibrant Texas A & M University! This delightful manufactured home features four spacious bedrooms and two full bathrooms, providing ample space for family living or entertaining guests. Recent upgrades include a new roof and essential appliances like the central AC unit, water heater, refrigerator, and dishwasher. This welcoming 1792 square foot home features a charming front porch for afternoon relaxation and a spacious side porch within a fenced yard. The well-planned interior maximizes living space while providing plenty of natural light and comfortable gathering areas. Located in an established community with easy access to amenities, this move-in ready home offers both comfort and convenience. This home includes the home only and there is a lot lease. Nestled in a friendly neighborhood, this home provides easy access to local parks, shopping, and dining options. The proximity to Texas A & M makes it an ideal choice for faculty, and staff alike.

Key facts

• Water heater
• Dishwasher
• Front porch

Tags

• NEW ROOF
• CENTRAL AC UNIT
• WATER HEATER
• REFRIGERATOR
• DISHWASHER
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 2.84% ✓
• Cap rate: 24.88%
• Cash-on-cash: 66.38%
• DSCR: 3.95
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 65.8%
• Equity multiple: 3.96×
• Total profit: $70,430
• Equity at exit: $12,674

10-year hold

• IRR: 70.1%
• Equity multiple: 8.17×
• Total profit: $170,748
• Equity at exit: $7,349

Cash invested: $23,800 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $1,317

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,375	-5% $1,346	+0% $1,317	+5% $1,287	+10% $1,258
Rent	-10% $1,126	-5% $1,221	+0% $1,317	+5% $1,412	+10% $1,507
Rate	-1.0pp $1,359	-0.5pp $1,338	base $1,317	+0.5pp $1,295	+1.0pp $1,272

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Oak Leaf College Station, TX	4.0	2.0	1474	$2,499	$1.70	44d	1	0.09mi
127 Oak Run College Station, TX	4.0	2.0	1685	$2,299	$1.36	44d	1	0.10mi
193 Oak Run College Station, TX	3.0	2.0	1264	$1,899	$1.50	22d	1	0.11mi
562 Momma Bear Dr College Station, TX	3.0	3.5	1729	$2,580	$1.49	14d	1	0.13mi
505 Momma Bear Dr College Station, TX	4.0	4.5	1902	$2,950	$1.55	14d	1	0.20mi
193 Ridge Walk College Station, TX	3.0	2.0	1493	$2,199	$1.47	22d	1	0.29mi
3004 Papa Bear Dr College Station, TX	4.0	4.0	1795	$3,250	$1.81	44d	1	0.31mi
3314 Papa Bear Dr College Station, TX	3.0	3.5	1753	$1,800	$1.03	44d	1	0.33mi
4303 Commando Trl College Station, TX	4.0	4.0	1773	$2,200	$1.24	44d	1	0.47mi
410 Baby Bear Dr College Station, TX	3.0	3.0	1261	$700	$0.56	22d	1	0.47mi
3545 Paloma Ridge Dr College Station, TX	3.0	3.0	1323	$1,700	$1.28	44d	1	0.52mi
3011 Towers Pkwy College Station, TX	3.0	3.0	1271	$1,895	$1.49	44d	1	0.53mi
3007 Towers Pkwy College Station, TX	4.0	4.0	1756	$500	$0.28	44d	1	0.54mi
3211 Sergeant Dr College Station, TX	4.0	4.0	1618	$2,400	$1.48	45d	1	0.54mi
3510 Paloma Ridge Dr College Station, TX	3.0	3.0	1300	$1,650	$1.27	14d	1	0.56mi
131 Deacon Dr W College Station, TX	4.0	4.0	1775	$2,000	$1.13	44d	1	0.65mi
118 Kimber Ln College Station, TX	4.0	4.0	1853	$500	$0.27	22d	1	0.67mi
156 Sunset Trl College Station, TX	4.0	2.0	1474	$1,999	$1.36	22d	1	0.67mi
104 Tang Cake Dr College Station, TX	4.0	4.0	1853	$2,800	$1.51	14d	1	0.68mi
3609 Haverford Rd College Station, TX	4.0	4.0	1874	$2,400	$1.28	14d	1	0.68mi
3210 Neuburg Ct College Station, TX	5.0	4.5	2186	$800	$0.37	44d	1	0.76mi
511 Fraternity Row College Station, TX	3.0	2.0	1278	$1,800	$1.41	44d	1	0.89mi
3209 Salzburg Ct College Station, TX	4.0	2.0	2253	$2,800	$1.24	44d	1	0.90mi
400 Heather Ln College Station, TX	3.0	2.0	1723	$2,400	$1.39	44d	1	0.91mi
2310 Pronghorn Ln College Station, TX	3.0	2.0	1350	$1,550	$1.15	14d	1	1.20mi
3709 Oldenburg Ln College Station, TX	3.0	3.0	1338	$1,600	$1.20	44d	1	1.34mi
4454 Reveille Rd College Station, TX	3.0	3.0	1463	$1,650	$1.13	44d	1	1.40mi
10328 N Dowling Rd College Station, TX	3.0	3.0	1400	$1,800	$1.29	14d	1	1.45mi
2300 Cottage Ln College Station, TX	2.0–5.0	2.0–5.0	1333	$1,143	$0.86	14d	33	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 139 DOM
2. 2026-06-17
   days on market $85,000 Active 138 DOM
3. 2026-06-16
   days on market $85,000 Active 137 DOM
4. 2026-06-15
   days on market $85,000 Active 136 DOM
5. 2026-06-14
   days on market $85,000 Active 134 DOM
6. 2026-06-13
   days on market $85,000 Active 133 DOM
7. 2026-06-10
   days on market $85,000 Active 131 DOM
8. 2026-06-09
   days on market $85,000 Active 130 DOM
9. 2026-06-08
   days on market $85,000 Active 129 DOM
10. 2026-06-07
    days on market $85,000 Active 128 DOM
11. 2026-06-05
    days on market $85,000 Active 125 DOM
12. 2026-06-02
    days on market $85,000 Active 123 DOM
13. 2026-06-01
    days on market $85,000 Active 122 DOM
14. 2026-05-31
    days on market $85,000 Active 121 DOM
15. 2026-05-30
    days on market $85,000 Active 120 DOM
16. 2026-03-23
    price $85,000 1020-char remark

    Show marketing remark (989 chars)

    Welcome to your dream home just 3 miles from the vibrant Texas A&M University! This delightful manufactured home features four spacious bedrooms and two full bathrooms, providing ample space for family living or entertaining guests. Recent upgrades include a new roof and essential appliances like the central AC unit, water heater, refrigerator, and dishwasher. This welcoming 1792 square foot home features a charming front porch perfect for afternoon relaxation and a spacious side porch within a secure fenced yard. The well-planned interior maximizes living space while providing plenty of natural light and comfortable gathering areas. Located in an established community with easy access to amenities, this move-in ready home offers both comfort and convenience. Nestled in a friendly neighborhood, this home provides easy access to local parks, shopping, and dining options. The proximity to Texas A&M makes it an ideal choice for students, faculty, and staff alike.

17. 2026-03-23
    price $85,000 989-char remark

    Show marketing remark (989 chars)

    Welcome to your dream home just 3 miles from the vibrant Texas A&M University! This delightful manufactured home features four spacious bedrooms and two full bathrooms, providing ample space for family living or entertaining guests. Recent upgrades include a new roof and essential appliances like the central AC unit, water heater, refrigerator, and dishwasher. This welcoming 1792 square foot home features a charming front porch perfect for afternoon relaxation and a spacious side porch within a secure fenced yard. The well-planned interior maximizes living space while providing plenty of natural light and comfortable gathering areas. Located in an established community with easy access to amenities, this move-in ready home offers both comfort and convenience. Nestled in a friendly neighborhood, this home provides easy access to local parks, shopping, and dining options. The proximity to Texas A&M makes it an ideal choice for students, faculty, and staff alike.

18. 2026-01-30
    listed $99,000 Active 1020-char remark

    Show marketing remark (989 chars)

    Welcome to your dream home just 3 miles from the vibrant Texas A&M University! This delightful manufactured home features four spacious bedrooms and two full bathrooms, providing ample space for family living or entertaining guests. Recent upgrades include a new roof and essential appliances like the central AC unit, water heater, refrigerator, and dishwasher. This welcoming 1792 square foot home features a charming front porch perfect for afternoon relaxation and a spacious side porch within a secure fenced yard. The well-planned interior maximizes living space while providing plenty of natural light and comfortable gathering areas. Located in an established community with easy access to amenities, this move-in ready home offers both comfort and convenience. Nestled in a friendly neighborhood, this home provides easy access to local parks, shopping, and dining options. The proximity to Texas A&M makes it an ideal choice for students, faculty, and staff alike.

19. 2026-01-30
    listed $99,000 Active 989-char remark

    Show marketing remark (989 chars)

    Welcome to your dream home just 3 miles from the vibrant Texas A&M University! This delightful manufactured home features four spacious bedrooms and two full bathrooms, providing ample space for family living or entertaining guests. Recent upgrades include a new roof and essential appliances like the central AC unit, water heater, refrigerator, and dishwasher. This welcoming 1792 square foot home features a charming front porch perfect for afternoon relaxation and a spacious side porch within a secure fenced yard. The well-planned interior maximizes living space while providing plenty of natural light and comfortable gathering areas. Located in an established community with easy access to amenities, this move-in ready home offers both comfort and convenience. Nestled in a friendly neighborhood, this home provides easy access to local parks, shopping, and dining options. The proximity to Texas A&M makes it an ideal choice for students, faculty, and staff alike.

ⓘ 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: $28,921
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$2,473
• Taxable income: $15,360
• Est. tax owed @ 24.0%: −$3,686
• After-tax cash flow: $12,112/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increases through updates to interior walls, flooring, and landscaping.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wooden deck — slight wear
• Minor wooden deck — slight wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace carpet with hardwood — increases value and reduces maintenance
• Resale install new kitchen cabinets — modernizes space and adds value
• Resale install new bathroom fixtures — enhances functionality and aesthetics
• Both landscaping improvements — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wooden deck · slight wear	Minor	$500–3,000
wooden deck · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace carpet with hardwood — increases value and reduces maintenance ↑
• Resale install new kitchen cabinets — modernizes space and adds value ↑
• Resale install new bathroom fixtures — enhances functionality and aesthetics ↑
• Both landscaping improvements — enhances curb appeal and adds value ↑

ⓘ 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

-14.1% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $85,000 BCSRMLS
• 2026-03-23 Price Changed $85,000 HARMLS
• 2026-01-30 Listed $99,000 HARMLS
• 2026-01-30 Listed $99,000 BCSRMLS