1440 Crescent Ridge Dr · College Station, TX 77845

$295,000

3 bd · 3.5 ba · 1,650 sqft · Townhouse public records · 34 Days on market

Built 2012 3,646 sqft lot $179/sqft · at area comps Est $292k · at est. $100/mo HOA · 3% of rent

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Why this score? — see what drove the C- 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 +20.1/30.0
• ARV discount +7.1/15.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fantastic one owner, game day property has been lightly lived in and is ready for immediate move in! This townhome is located in the heart of College Station close to major shopping, dining and is only 4 miles from Texas A & M! Features include wood flooring in the living area, stainless steel appliances, granite countertops, split bedrooms and a great sized backyard. There is also a wonderful community pool!

Key facts

• En suite bathroom
• End-unit townhome
• Large eating bar

Tags

• END-UNIT TOWNHOME
• OPEN-CONCEPT MAIN FLOOR
• GRANITE COUNTERTOPS
• LARGE EATING BAR
• STAINLESS STEEL APPLIANCES
• EN SUITE BATHROOM

Property features AI

Finance

• Other: Subdivision: Crescent Pointe
• HOA & community: Homeowners association with monthly fee of $100; HOA covers grounds maintenance and management; Community pool

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Townhouse; Two levels; Residential property
• Construction: Slab foundation; Composition shingle roof
• Exterior features: Wood fencing; Community pool

Interior

• Kitchen: Granite counters
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Granite counters; Ceiling fans; Window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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-.
• 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 45% 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 34 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.12% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (median comp): $292,497
• List price: $295,000
• Delta: 0.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1758 Lonetree Dr	0.24mi	3/3.0	1,610 (-2%)	7mo	$334,000	$207	77
1617 Buena Vis	0.32mi	3/2.5	1,598 (-3%)	8mo	$339,999	$213	69
1603 Culture Ln	0.13mi	3/3.5	1,478 (-10%)	11mo	$294,000	$199	68
3825 Blackhawk Ln	0.19mi	3/3.5	1,818 (+10%)	11mo	$324,900	$179	65
2210 Crescent Pointe Pkwy	0.04mi	3/3.5	1,516 (-8%)	23mo	$313,000	$206	65
2200 Crescent Pointe Pkwy	0.04mi	2/2.5 (-1)	1,455 (-12%)	7mo	$265,000	$182	63
1756 Dakota Ln	0.35mi	3/2.0	1,605 (-3%)	16mo	$349,000	$217	60
1757 Summit Crossing Ln	0.37mi	3/3.0	1,529 (-7%)	18mo	$325,000	$213	53
3804 Silverthorne Ln	0.12mi	4/3.5 (+1)	1,858 (+13%)	20mo	$333,000	$179	52

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-23,955
• Equity at exit: $43,985

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $11,563
• Equity at exit: $25,506

Cash invested: $82,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,305 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$476 /mo · $5,713/yr
• Insurance: −$123
• HOA: −$100
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $365

Break-even live

Break-even rent $2,843

Max offer price $295,000

Occupancy floor 84%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1424 Crescent Ridge Dr College Station, TX	2.0	2.0	1119	$1,269	$1.13	43d	1	0.05mi
1416 Crescent Ridge Dr Unit 1328076P College Station, TX	4.0	3.0	1980	$7,187	$3.63	21d	1	0.07mi
2126 Crescent Pointe Pkwy College Station, TX	4.0	4.5	1864	$650	$0.35	43d	1	0.15mi
3819 Black Hawk Ln Unit 1328095P College Station, TX	2.0	2.0	1162	$4,264	$3.67	13d	1	0.17mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	21d	1	0.32mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	21d	1	0.35mi
1507 Copperfield Pkwy College Station, TX	2.0	2.0	1132	$1,215	$1.07	43d	1	0.36mi
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	13d	46	0.48mi
27 Gramercy Park Dr College Station, TX	2.0	2.0	1094	$1,185	$1.08	43d	1	0.60mi
3345 University Dr E Bryan, TX	1.0–2.0	1.0–2.0	989	$2,925	$2.96	13d	15	0.65mi
4050 Eastchester Dr Bryan, TX	2.0	1.0–2.0	904	$1,733	$1.92	13d	7	0.66mi
4150 Pendleton Dr Bryan, TX	1.0–3.0	1.0–3.0	1061	$1,955	$1.84	13d	28	0.84mi
4225 Pendleton Dr Bryan, TX	1.0–2.0	1.0–2.0	1022	$1,905	$1.86	13d	28	1.10mi
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	13d	1	1.18mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	43d	1	1.22mi

HOA detail

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

Listing history 20 events

1. 2026-06-18
   days on market $295,000 Active 34 DOM
2. 2026-06-17
   days on market $295,000 Active 33 DOM
3. 2026-06-16
   days on market $295,000 Active 32 DOM
4. 2026-06-15
   days on market $295,000 Active 31 DOM
5. 2026-06-14
   days on market $295,000 Active 29 DOM
6. 2026-06-13
   days on market $295,000 Active 28 DOM
7. 2026-06-10
   days on market $295,000 Active 26 DOM
8. 2026-06-09
   days on market $295,000 Active 25 DOM
9. 2026-06-08
   days on market $295,000 Active 24 DOM
10. 2026-06-07
    days on market $295,000 Active 23 DOM
11. 2026-06-03
    days on market $295,000 Active 19 DOM
12. 2026-06-02
    days on market $295,000 Active 18 DOM
13. 2026-06-01
    days on market $295,000 Active 17 DOM
14. 2026-05-31
    days on market $295,000 Active 16 DOM
15. 2026-05-30
    days on market $295,000 Active 15 DOM
16. 2026-05-15
    listed $295,000 Active 792-char remark
17. 2021-06-07
    soldstatus
18. 2021-06-04
    soldstatus 421-char remark

    Show marketing remark (421 chars)

    This fantastic one owner, game day property has been lightly lived in and is ready for immediate move in! This townhome is located in the heart of College Station close to major shopping, dining and is only 4 miles from Texas A & M! Features include wood flooring in the living area, stainless steel appliances, granite countertops, split bedrooms and a great sized backyard. There is also a wonderful community pool!

19. 2021-04-23
    listed $235,000 421-char remark

    Show marketing remark (421 chars)

    This fantastic one owner, game day property has been lightly lived in and is ready for immediate move in! This townhome is located in the heart of College Station close to major shopping, dining and is only 4 miles from Texas A & M! Features include wood flooring in the living area, stainless steel appliances, granite countertops, split bedrooms and a great sized backyard. There is also a wonderful community pool!

20. 2013-08-13
    listed $185,900

ⓘ 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: $5,713 · $476/mo
• Projected year-2 tax: $5,713 · $476/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: $39,658
• − Mortgage interest: −$16,525
• − Property taxes: −$5,713
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,173
• − Management: −$3,173
• − HOA: −$1,200
• − Depreciation: −$8,582
• Taxable loss: −$181
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $4,422/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

+58.7% since first listed

5 events — show timeline

• 2026-05-15 Listed $295,000 BCSRMLS
• 2021-06-07 Sold (Public Records) — Public Records
• 2021-06-04 Sold (MLS) — BCSRMLS
• 2021-04-23 Listed $235,000 BCSRMLS
• 2013-08-13 Listed $185,900 BCSRMLS

Property tax history

+3.2%/yr

Latest (2025): $5,713 · +0.7% YoY. Source: county tax records.