1402 Dominik Dr · College Station, TX 77840

$365,000

4 bd · 2.0 ba · 2,410 sqft · SingleFamily public records · 132 Days on market

Built 1975 0.29 ac lot $151/sqft · 7% below area Est $390k · 7% under

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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).

• ARV discount +10.4/15.0
• Cash flow +9.4/30.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! Location, location, location! Just 2 miles from Texas A & M University, this spacious 4-bedroom, 2-bath home is a great rental opportunity. The property features a large open living area, two dining spaces, and two versatile bonus/flex rooms— to help in maximizing rental potential. Enjoy outdoor living with a generously sized deck and a large, privacy-fenced backyard. This is a rare opportunity in a highly desirable area—don’t miss it!

Key facts

• Two dining spaces
• 0.29 acre lot
• Built 1975

Tags

• LARGE OPEN LIVING AREA
• TWO DINING SPACES
• VERSATILE BONUS ROOMS
• GENEROUSLY SIZED DECK
• PRIVACY FENCED BACKYARD
• HIGHLY DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (20.4% below list).
• Recommended offer: $291k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: College Hills El (math 33% / reading 32%, grade F, #2,234 of 4,322 statewide, top 52%, 596 students, 75% FRL); Oakwood Int (math 55% / reading 47%, grade C, #326 of 1,662 statewide, top 20%, 719 students, 48% FRL); A & M Cons H S (math 65% / reading 66%, grade B, #193 of 1,632 statewide, top 12%, 2,139 students, 32% FRL) — zoned schools average 52% FRL vs 24% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 307 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $2,905/mo this rent would consume 115% of the median local household income ($30k/yr) (locally 8224% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 132 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,542 (20.4% 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 132 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (median comp): $390,450
• List price: $365,000
• Delta: -6.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 Leopard Ct	0.26mi	3/3.5 (-1)	2,442 (+1%)	12mo	$355,000	$145	65
2705 Wood Cliff Ct	0.59mi	4/2.0	2,215 (-8%)	1mo	$399,000	$180	58
2608 Clearwood Ct	0.55mi	4/3.0	2,446 (+2%)	15mo	$389,000	$159	55
1401 Francis Dr	0.42mi	3/2.0 (-1)	2,100 (-13%)	2mo	$330,000	$157	53
6402 Windwood Dr	0.72mi	4/2.0	2,104 (-13%)	1mo	$359,900	$171	44
6404 Windwood Dr	0.73mi	3/2.5 (-1)	2,635 (+9%)	18mo	$429,000	$163	28

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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.35×
• Total profit: $-65,984
• Equity at exit: $54,423

10-year hold

• IRR: -4.7%
• Equity multiple: 0.65×
• Total profit: $-35,781
• Equity at exit: $31,559

Cash invested: $102,200 (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 77840

• Rents YoY: 6.2%
• Active inventory: 307
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,905 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$491 /mo · $5,892/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-262

Break-even live

Break-even rent $3,237

Max offer price $318,730

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-159	+0% $-262	+5% $-365	+10% $-469
Rent	-10% $-491	-5% $-377	+0% $-262	+5% $-147	+10% $-32
Rate	-1.0pp $-78	-0.5pp $-169	base $-262	+0.5pp $-357	+1.0pp $-453

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Bayou Woods Dr College Station, TX	3.0	2.0	1627	$2,600	$1.60	45d	1	0.16mi
1803 Fernhaven Cir Unit 1328088P College Station, TX	4.0	2.0	2077	$4,163	$2.00	15d	1	0.52mi
2105 Crest St College Station, TX	5.0	5.5	2405	$4,100	$1.70	15d	1	0.90mi
2700 Horse Haven Ln College Station, TX	4.0	5.0	1759	$2,600	$1.48	45d	1	0.97mi
236 Richards St College Station, TX	5.0	5.5	2550	$4,100	$1.61	15d	1	0.98mi
287 Estates Cir Unit 1071599P College Station, TX	4.0	4.0	2098	$7,118	$3.39	22d	1	1.08mi
6959 Halter Loop College Station, TX	5.0	5.5	2332	$2,000	$0.86	45d	1	1.16mi
2409 Colgate Cir College Station, TX	5.0	3.0	1870	$750	$0.40	45d	1	1.21mi
2330 Autumn Chase Loop Unit B College Station, TX	3.0	3.0	2728	$1,650	$0.60	15d	1	1.25mi
1001 Krenek Tap Rd College Station, TX	3.0–4.0	3.0–4.0	1572	$2,200	$1.40	45d	2	1.33mi
1611 Armistead St Unit 1344599P College Station, TX	3.0	3.0	2002	$4,440	$2.22	22d	1	1.35mi

Listing history 23 events

1. 2026-06-21
   days on market $365,000 Active 132 DOM
2. 2026-06-18
   days on market $365,000 Active 129 DOM
3. 2026-06-17
   days on market $365,000 Active 128 DOM
4. 2026-06-16
   days on market $365,000 Active 127 DOM
5. 2026-06-15
   days on market $365,000 Active 126 DOM
6. 2026-06-14
   days on market $365,000 Active 124 DOM
7. 2026-06-13
   days on market $365,000 Active 123 DOM
8. 2026-06-10
   days on market $365,000 Active 121 DOM
9. 2026-06-09
   days on market $365,000 Active 120 DOM
10. 2026-06-08
    days on market $365,000 Active 119 DOM
11. 2026-06-07
    days on market $365,000 Active 118 DOM
12. 2026-06-05
    days on market $365,000 Active 115 DOM
13. 2026-06-02
    days on market $365,000 Active 113 DOM
14. 2026-06-01
    days on market $365,000 Active 112 DOM
15. 2026-05-31
    days on market $365,000 Active 111 DOM
16. 2026-05-30
    days on market $365,000 Active 110 DOM
17. 2026-04-27
    price $375,000 482-char remark

    Show marketing remark (482 chars)

    Attention Investors! Location, location, location! Just 2 miles from Texas A & M University, this spacious 4-bedroom, 2-bath home is a great rental opportunity. The property features a large open living area, two dining spaces, and two versatile bonus/flex rooms— to help in maximizing rental potential. Enjoy outdoor living with a generously sized deck and a large, privacy-fenced backyard. This is a rare opportunity in a highly desirable area—don’t miss it!

18. 2026-03-16
    price $380,000 482-char remark

    Show marketing remark (482 chars)

    Attention Investors! Location, location, location! Just 2 miles from Texas A & M University, this spacious 4-bedroom, 2-bath home is a great rental opportunity. The property features a large open living area, two dining spaces, and two versatile bonus/flex rooms— to help in maximizing rental potential. Enjoy outdoor living with a generously sized deck and a large, privacy-fenced backyard. This is a rare opportunity in a highly desirable area—don’t miss it!

19. 2026-02-09
    listed $390,000 Active 482-char remark

    Show marketing remark (482 chars)

    Attention Investors! Location, location, location! Just 2 miles from Texas A & M University, this spacious 4-bedroom, 2-bath home is a great rental opportunity. The property features a large open living area, two dining spaces, and two versatile bonus/flex rooms— to help in maximizing rental potential. Enjoy outdoor living with a generously sized deck and a large, privacy-fenced backyard. This is a rare opportunity in a highly desirable area—don’t miss it!

20. 2017-10-05
    soldstatus
21. 2017-09-29
    soldstatus 450-char remark

    Show marketing remark (450 chars)

    ATTENTION INVESTORS AND AGGIE PARENTS: Great location walking or biking distance to Texas A & M! This 4 bed 2 bath with 2 dining areas and 2 living rooms is fully renovated. It features new wood laminate flooring, new carpet in bedrooms, new granite counter tops, fresh paint throughout, New light fixtures, and a large wood deck in the back yard to relax and overlooking a wooded greenbelt! There is also a storage room on the side of the house.

22. 2017-07-25
    listed $267,500 450-char remark

    Show marketing remark (450 chars)

    ATTENTION INVESTORS AND AGGIE PARENTS: Great location walking or biking distance to Texas A & M! This 4 bed 2 bath with 2 dining areas and 2 living rooms is fully renovated. It features new wood laminate flooring, new carpet in bedrooms, new granite counter tops, fresh paint throughout, New light fixtures, and a large wood deck in the back yard to relax and overlooking a wooded greenbelt! There is also a storage room on the side of the house.

23. 2017-05-24
    listed $284,000

ⓘ 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: $5,892 · $491/mo
• Projected year-2 tax: $6,680 · $557/mo
• Expected delta: +$787/yr (+$66/mo · 13.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $34,865
• − Mortgage interest: −$20,446
• − Property taxes: −$5,892
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − Depreciation: −$10,618
• Taxable loss: −$9,494
• Est. tax savings @ 24.0%: +$2,279
• After-tax cash flow: $-864/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

• Census place: College Station, TX
• County: Brazos County · 233,400 people
• City population: 131,628
• Metro: College Station-Bryan, TX
• Population (ZIP): 54,864
• Household income: $30,377
• Rent vs Own: 89.7% rent · 10.3% own
• Severe rent burden: 8224.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 20% Two or more races 11% Black 11% Asian 9%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 12% 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: ▼ -155.15%
• Current HPI: 195.2885
• Rent YoY: ▲ 6.24%
• 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

+32.0% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $375,000 BCSRMLS
• 2026-03-16 Price Changed $380,000 BCSRMLS
• 2026-02-09 Listed $390,000 BCSRMLS
• 2017-10-05 Sold (Public Records) — Public Records
• 2017-09-29 Sold (MLS) — BCSRMLS
• 2017-07-25 Listed $267,500 BCSRMLS
• 2017-05-24 Listed $284,000 BCSRMLS

Property tax history

+3.9%/yr

Latest (2025): $5,892 · -0.2% YoY. Source: county tax records.