6072 Gunn Ridge Dr · College Station, TX 77845

$289,990

3 bd · 2.0 ba · 1,585 sqft · SingleFamily · 45 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 +8.9/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW! Lennar Core Major Collection "Mays" "K1" Plan in the new community of Southern Pointe in College Station! This new single-story home offers a low-maintenance layout designed for modern lifestyles. Two secondary bedrooms are located off the foyer, surrounding a full bathroom. An open-concept floorplan blends the kitchen, dining room and family room for seamless everyday transitions and multitasking. A luxurious owner’s suite is nestled into a private corner, complete with an en-suite bathroom and walk-in closet.

Key facts

• 2 garage spots
• Built 2026
• Listed 45 days

Property features AI

Finance

• HOA & community: Community association (Aggieland Houses) with an annual fee of $600

Exterior

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

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 14); Two additional bedrooms on the first floor (each approx. 12 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 6 total rooms; Under construction (new construction)

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $302,119.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (17.3% below list).
• Recommended offer: $240k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 32% 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 45 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,754 (17.3% 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 45 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.79% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 10.5

CMA / ARV

• ARV (median comp): $302,119
• List price: $289,990
• Delta: -4.01%
• 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
1213 Watkins Way	0.10mi	3/2.0	1,605 (+1%)	1mo	$313,145	$195	92
1204 Canton	0.18mi	3/2.0	1,605 (+1%)	3mo	$298,335	$186	87
1219 Watkins Way	0.10mi	3/2.0	1,508 (-5%)	1mo	$303,580	$201	86
1219 Canton Dr	0.17mi	3/2.0	1,508 (-5%)	3mo	$299,080	$198	82
1217 Watkins Way	0.10mi	3/2.0	1,783 (+12%)	0mo	$322,385	$181	74
1201 Watkins Way	0.10mi	3/2.0	1,370 (-14%)	1mo	$309,275	$226	72
1222 Watkins Way	0.10mi	3/2.0	1,370 (-14%)	3mo	$291,690	$213	70
1225 Watkins Way	0.10mi	3/2.0	1,370 (-14%)	3mo	$292,770	$214	70
6117 Eldora Dr	0.40mi	3/2.0	1,508 (-5%)	4mo	$313,580	$208	70
1217 Canton Dr	0.17mi	3/2.0	1,370 (-14%)	3mo	$289,980	$212	67
1125 Kennesaw Dr	0.33mi	3/2.0	1,747 (+10%)	2mo	$320,000	$183	66
1212 Canton Dr	0.18mi	4/2.0 (+1)	1,783 (+12%)	4mo	$318,460	$179	63

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-64,104
• Equity at exit: $45,047

10-year hold

• IRR: -15.4%
• Equity multiple: 0.12×
• Total profit: $-74,253
• Equity at exit: $26,122

Cash invested: $84,593 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$1,584
• Tax est. 1.5%: −$378 /mo · $4,532/yr
• Insurance: −$126
• HOA: −$50
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-244

Break-even live

Break-even rent $2,706

Max offer price $266,838

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-139	+0% $-244	+5% $-348	+10% $-453
Rent	-10% $-433	-5% $-339	+0% $-244	+5% $-149	+10% $-54
Rate	-1.0pp $-92	-0.5pp $-167	base $-244	+0.5pp $-322	+1.0pp $-402

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: $75,530
• Closing costs: $9,064
• 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	0d	1	0.12mi
6172 Darlington Ave College Station, TX	3.0	2.0	1397	$2,200	$1.57	7d	1	0.32mi
1110 Kennesaw Dr College Station, TX	4.0	2.0	2119	$2,505	$1.18	14d	1	0.35mi
1142 Natchez Dr College Station, TX	3.0	2.0	1370	$2,300	$1.68	14d	1	0.38mi
6351 Darlington Ave College Station, TX	4.0	2.0	2116	$2,500	$1.18	45d	1	0.39mi
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	0.40mi
6335 Spartan Dr College Station, TX	4.0	3.0	1857	$2,350	$1.27	45d	1	0.56mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-21
   days on market $289,990 Active 45 DOM
2. 2026-06-18
   days on market $289,990 Active 42 DOM
3. 2026-06-17
   days on market $289,990 Active 41 DOM
4. 2026-06-16
   days on market $289,990 Active 40 DOM
5. 2026-06-15
   days on market $289,990 Active 39 DOM
6. 2026-06-14
   days on market $289,990 Active 37 DOM
7. 2026-06-13
   days on market $289,990 Active 36 DOM
8. 2026-06-10
   days on market $289,990 Active 34 DOM
9. 2026-06-09
   days on market $289,990 Active 33 DOM
10. 2026-06-08
    days on market $289,990 Active 32 DOM
11. 2026-06-07
    days on market $289,990 Active 31 DOM
12. 2026-06-05
    days on market $289,990 Active 28 DOM
13. 2026-06-02
    days on market $289,990 Active 26 DOM
14. 2026-06-01
    days on market $289,990 Active 25 DOM
15. 2026-05-31
    days on market $289,990 Active 24 DOM
16. 2026-05-30
    days on market $289,990 Active 23 DOM
17. 2026-05-07
    listed $289,990 Active 547-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: $28,770
• − Mortgage interest: −$16,923
• − Property taxes: −$4,532
• − Insurance: −$1,511
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$600
• − Depreciation: −$8,789
• Taxable loss: −$8,187
• Est. tax savings @ 24.0%: +$1,965
• After-tax cash flow: $-961/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 · 5 photos

Good 80/100 Cosmetic rehab

This single-story home in College Station offers a modern, low-maintenance layout with a good condition score and minimal repairs needed. It is ready for move-in and can be enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading appliances — Modern appliances can improve the home's functionality and appeal to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Modern appliances can improve the home's functionality and appeal to potential buyers/tenants. ↑

ⓘ 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

• 2026-05-07 Listed $289,990 HARMLS