156 Oak Run · College Station, TX 77845

$59,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 218 Days on market

Built 2015 Good condition $52/sqft · 75% below area ↓ 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
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bath manufactured home located in Oak Creek just off Rock Prairie Road. This home offers a practical and comfortable layout with a spacious living area, open kitchen, and split bedroom floor plan. Recent updates include a relatively new HVAC system for peace of mind and efficient cooling. Enjoy a fenced yard for pets or outdoor activities, along with a storage shed for tools and extra storage space. Conveniently located near Texas A & M University, shopping, dining, and major roadways, this home provides an excellent combination of affordability and access.

Key facts

• Recent updates
• Fenced yard
• Spacious living area

Tags

• FENCED YARD
• STORAGE SHED
• RECENT UPDATES
• OPEN KITCHEN
• SPACIOUS LIVING AREA
• SPLIT BEDROOM FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.3% 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.
• Market conditions: Rents rising (+3.1%/yr); 1168 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 3.30% ✓
• Cap rate: 29.26%
• Cash-on-cash: 82.02%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (median comp): $242,044
• List price: $59,900
• Delta: -75.25%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 82.5%
• Equity multiple: 4.79×
• Total profit: $63,595
• Equity at exit: $8,931

10-year hold

• IRR: 85.8%
• Equity multiple: 9.98×
• Total profit: $150,579
• Equity at exit: $5,179

Cash invested: $16,772 (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: 1168
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $1,146

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 37%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Oak Run College Station, TX	3.0	2.0	1264	$1,899	$1.50	21d	1	0.12mi
136 Oak Leaf College Station, TX	4.0	2.0	1474	$2,499	$1.70	44d	1	0.15mi
193 Ridge Walk College Station, TX	3.0	2.0	1493	$2,199	$1.47	21d	1	0.31mi
410 Baby Bear Dr College Station, TX	3.0	3.0	1261	$700	$0.56	21d	1	0.46mi
3545 Paloma Ridge Dr College Station, TX	3.0	3.0	1323	$1,700	$1.28	44d	1	0.47mi
112 Ridgeway Dr College Station, TX	3.0	2.0	1013	$1,399	$1.38	21d	1	0.48mi
3011 Towers Pkwy College Station, TX	3.0	3.0	1271	$1,895	$1.49	44d	1	0.52mi
3510 Paloma Ridge Dr College Station, TX	3.0	3.0	1300	$1,650	$1.27	14d	1	0.53mi
117 Ridge Loop College Station, TX	3.0	2.0	1165	$1,499	$1.29	44d	1	0.56mi
156 Sunset Trl College Station, TX	4.0	2.0	1474	$1,999	$1.36	21d	1	0.71mi
511 Fraternity Row College Station, TX	3.0	2.0	1278	$1,800	$1.41	44d	1	0.92mi
2310 Pronghorn Ln College Station, TX	3.0	2.0	1350	$1,550	$1.15	14d	1	1.22mi
4454 Reveille Rd College Station, TX	3.0	3.0	1463	$1,650	$1.13	44d	1	1.34mi
608 Navarro Dr Unit 1328096P College Station, TX	2.0	2.0	936	$2,991	$3.20	21d	1	1.39mi
10328 N Dowling Rd College Station, TX	3.0	3.0	1400	$1,800	$1.29	14d	1	1.40mi
3709 Oldenburg Ln College Station, TX	3.0	3.0	1338	$1,600	$1.20	44d	1	1.40mi
709 San Benito Dr College Station, TX	2.0	2.0	890	$1,195	$1.34	21d	1	1.43mi
714 San Benito Dr College Station, TX	2.0	2.0	910	$1,300	$1.43	14d	1	1.44mi
2300 Cottage Ln College Station, TX	2.0–5.0	2.0–5.0	1333	$926	$0.69	13d	33	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $59,900 Active 218 DOM
2. 2026-06-17
   days on market $59,900 Active 217 DOM
3. 2026-06-16
   days on market $59,900 Active 216 DOM
4. 2026-06-15
   days on market $59,900 Active 215 DOM
5. 2026-06-14
   days on market $59,900 Active 213 DOM
6. 2026-06-13
   days on market $59,900 Active 212 DOM
7. 2026-06-10
   days on market $59,900 Active 210 DOM
8. 2026-06-09
   days on market $59,900 Active 209 DOM
9. 2026-06-08
   days on market $59,900 Active 208 DOM
10. 2026-06-05
    days on market $59,900 Active 204 DOM
11. 2026-06-02
    days on market $59,900 Active 202 DOM
12. 2026-06-01
    days on market $59,900 Active 201 DOM
13. 2026-05-31
    days on market $59,900 Active 200 DOM
14. 2026-05-30
    days on market $59,900 Active 199 DOM
15. 2025-12-09
    price $59,900 612-char remark

    Show marketing remark (612 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath manufactured home located in Oak Creek just off Rock Prairie Road. This home offers a practical and comfortable layout with a spacious living area, open kitchen, and split bedroom floor plan. Recent updates include a relatively new HVAC system for peace of mind and efficient cooling. Enjoy a fenced yard for pets or outdoor activities, along with a storage shed for tools and extra storage space. Conveniently located near Texas A & M University, shopping, dining, and major roadways, this home provides an excellent combination of affordability and access.

16. 2025-11-12
    listed $64,900 Active 612-char remark

    Show marketing remark (612 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath manufactured home located in Oak Creek just off Rock Prairie Road. This home offers a practical and comfortable layout with a spacious living area, open kitchen, and split bedroom floor plan. Recent updates include a relatively new HVAC system for peace of mind and efficient cooling. Enjoy a fenced yard for pets or outdoor activities, along with a storage shed for tools and extra storage space. Conveniently located near Texas A & M University, shopping, dining, and major roadways, this home provides an excellent combination of affordability and access.

17. 2025-09-18
    listed $69,900 Active

ⓘ 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: $23,701
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$1,743
• Taxable income: $13,613
• Est. tax owed @ 24.0%: −$3,267
• After-tax cash flow: $10,489/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

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath manufactured home offers a practical and comfortable layout with recent updates and a good condition score.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ 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

-14.3% since first listed

3 events — show timeline

• 2025-12-09 Price Changed $59,900 ForSaleByOwner.com
• 2025-11-12 Listed $64,900 ForSaleByOwner.com
• 2025-09-18 Listed $69,900 BCSRMLS