1451 Buena Vis · College Station, TX 77845

$325,000

2 bd · 2.5 ba · 1,646 sqft · Townhouse public records · 13 Days on market

Built 2015 Est $341k · at est. $100/mo HOA · 5% of rent

---

Why this score? — see what drove the F 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 +9.6/15.0
• Cash flow +4.6/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hey there! I noticed you were staring, so I thought I'd introduce myself. I'm your new home. .. . Aren't I perfect? On the surface, I'm spacious, super clean, and very well taken care of. Once you get to know me, you'll learn I'm more than just a pretty face- I'm low maintanence too! My HOA takes great care of the yard and flower beds so you dont have to. Inside, my floor plan is open and my bedrooms are HUGE. Speaking of huge, make sure you check out the shower in the master suite! My seller says she loves my location the most. I'm a quick drive to campus and a short walk to the community pool and Veterans Park- home to some of College Station best walking trails. Looking for a game day house for football season? You're in luck- I'm walking distance to a game day shuttle. With a fenced yard and a doggie door already installed, I'm ready for your furry friend too! We both know I'll be gone before you know it- we should schedule a time to meet in person ASAP!

Key facts

• Community pool
• Fenced yard
• Primary suite

Tags

• OPEN-CONCEPT LAYOUT
• PRIMARY SUITE
• LARGE WALK-IN SHOWER
• LOW-MAINTENANCE LIVING
• COMMUNITY POOL
• FENCED YARD

Property features AI

Finance

• Other: Located in the Summit Crossing subdivision
• HOA & community: Homeowners association with monthly fee of $100; HOA includes grounds maintenance and provides pool and management

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Townhouse; Two levels; Residential property
• Construction: Stone and stucco construction; Composition roof; Slab foundation; Built as townhouse (year built not provided)
• Exterior features: Covered patio/porch; Wood fencing; Community pool

Interior

• Kitchen: Electric range; Microwave; Disposal; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Granite counters; Ceiling fans
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-824 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (44.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (36.6% below list).
• Recommended offer: $179k (44.8% below list) — sets the bar for cash-flow.

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-.
• Bryan ISD (urban): math 30% / reading 32% proficiency, ranked #608 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 1168 active listings in the ZIP; 14 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 $2k of loan paydown is wiped out by about $10k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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, 80% 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 $179,426 (44.8% 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. 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: 0.63% ✗
• Cap rate: 3.25%
• Cash-on-cash: -10.87%
• DSCR: 0.52
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $340,722
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1758 Lonetree Dr	0.13mi	3/3.0 (+1)	1,610 (-2%)	8mo	$334,000	$207	77
1617 Buena Vis	0.21mi	3/2.5 (+1)	1,598 (-3%)	8mo	$339,999	$213	73
2200 Crescent Pointe Pkwy	0.09mi	2/2.5	1,455 (-12%)	8mo	$265,000	$182	70
1756 Dakota Ln	0.25mi	3/2.0 (+1)	1,605 (-2%)	16mo	$349,000	$217	64
3825 Blackhawk Ln	0.10mi	3/3.5 (+1)	1,818 (+10%)	11mo	$324,900	$179	60
2210 Crescent Pointe Pkwy	0.07mi	3/3.5 (+1)	1,516 (-8%)	23mo	$313,000	$206	55
1603 Culture Ln	0.25mi	3/3.5 (+1)	1,478 (-10%)	11mo	$294,000	$199	54
1757 Summit Crossing Ln	0.27mi	3/3.0 (+1)	1,529 (-7%)	18mo	$325,000	$213	53

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: -35.8%
• Equity multiple: -0.15×
• Total profit: $-104,722
• Equity at exit: $48,459

10-year hold

• IRR: -47.2%
• Equity multiple: -0.73×
• Total profit: $-157,024
• Equity at exit: $28,100

Cash invested: $91,000 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$511 /mo · $6,137/yr
• Insurance: −$135
• HOA: −$100
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-824

Break-even live

Break-even rent $3,103

Max offer price $179,426

Occupancy floor —

Sensitivity live

Price	-10% $-640	-5% $-732	+0% $-824	+5% $-916	+10% $-1,008
Rent	-10% $-987	-5% $-905	+0% $-824	+5% $-743	+10% $-661
Rate	-1.0pp $-660	-0.5pp $-741	base $-824	+0.5pp $-908	+1.0pp $-994

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3819 Black Hawk Ln Unit 1328095P College Station, TX	2.0	2.0	1162	$4,264	$3.67	14d	1	0.07mi
1424 Crescent Ridge Dr College Station, TX	2.0	2.0	1119	$1,269	$1.13	44d	1	0.17mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	21d	1	0.19mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	21d	1	0.22mi
2116 Crescent Pointe Pkwy College Station, TX	1.0	1.0	1864	$625	$0.34	44d	1	0.25mi
1507 Copperfield Pkwy College Station, TX	2.0	2.0	1132	$1,215	$1.07	44d	1	0.40mi
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$1,762	$1.79	14d	46	0.40mi
27 Gramercy Park Dr College Station, TX	2.0	2.0	1094	$1,185	$1.08	44d	1	0.50mi
4050 Eastchester Dr Bryan, TX	2.0	1.0–2.0	904	$1,733	$1.92	14d	7	0.52mi
3345 University Dr E Bryan, TX	1.0–2.0	1.0–2.0	989	$2,925	$2.96	14d	15	0.57mi
4150 Pendleton Dr Bryan, TX	1.0–3.0	1.0–3.0	1061	$1,610	$1.52	14d	28	0.74mi
4225 Pendleton Dr Bryan, TX	1.0–2.0	1.0–2.0	1022	$1,905	$1.86	14d	28	0.98mi
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	14d	1	1.07mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	44d	1	1.11mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $325,000 Active 13 DOM
2. 2026-06-17
   days on market $325,000 Active 12 DOM
3. 2026-06-16
   days on market $325,000 Active 11 DOM
4. 2026-06-15
   days on market $325,000 Active 10 DOM
5. 2026-06-14
   days on market $325,000 Active 8 DOM
6. 2026-06-13
   days on market $325,000 Active 7 DOM
7. 2026-06-10
   days on market $325,000 Active 5 DOM
8. 2026-06-09
   days on market $325,000 Active 4 DOM
9. 2026-06-08
   days on market $325,000 Active 3 DOM
10. 2026-06-07
    days on marketlisting id $325,000 Active 2 DOM
11. 2026-06-03
    days on market $325,000 Active 5 DOM
12. 2026-06-02
    days on market $325,000 Active 4 DOM
13. 2026-06-01
    days on market $325,000 Active 3 DOM
14. 2026-05-31
    days on market $325,000 Active 2 DOM
15. 2026-05-30
    remarks 687-char remark
16. 2026-05-30
    listed $325,000 Active 1 DOM

ⓘ 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: $6,137 · $511/mo
• Projected year-2 tax: $6,137 · $511/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥110°F today · 24 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: $24,716
• − Mortgage interest: −$18,205
• − Property taxes: −$6,137
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$1,200
• − Depreciation: −$9,455
• Taxable loss: −$15,861
• Est. tax savings @ 24.0%: +$3,807
• After-tax cash flow: $-6,082/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: Bryan ISD
• NCES district ID: 4811790
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,895
• Composite: 26.26/100
• National rank: #7253
• State rank: #608 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): 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

+54.8% since first listed

10 events — show timeline

• 2026-05-29 Listed $325,000 BCSRMLS
• 2022-12-19 Sold (Public Records) — Public Records
• 2022-12-16 Sold (MLS) — BCSRMLS
• 2022-11-09 Delisted — BCSRMLS
• 2022-10-19 Listed $315,000 BCSRMLS
• 2020-04-06 Sold (Public Records) — Public Records
• 2020-04-01 Sold (MLS) — BCSRMLS
• 2019-02-09 Listed $216,900 BCSRMLS
• 2015-10-02 Sold (MLS) — BCSRMLS
• 2015-07-28 Listed $209,900 BCSRMLS

Property tax history

+31.2%/yr

Latest (2025): $6,137 · +0.4% YoY. Source: county tax records.