1405 Lawyer St · College Station, TX 77840

$399,000

5 bd · 3.0 ba · 2,536 sqft · SingleFamily public records · 69 Days on market

Built 1971 0.30 ac lot $157/sqft · 10% below area Est $445k · 10% under

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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 +22.2/30.0
• ARV discount +12.2/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of College Station —a spacious and versatile 5-bedroom, 3-bath home designed for comfortable living and effortless entertaining. This well-maintained property offers a functional layout with generous living spaces, perfect for both everyday life and hosting guests. The bright and open kitchen features ample cabinetry, expansive counter space, and a seamless flow into the dining and living areas, creating a warm and inviting atmosphere. With five spacious bedrooms, there’s plenty of room for family, guests, or a home office setup. Enjoy a sizable yard ideal for relaxing, entertaining, or creating your own outdoor oasis. Located just minutes from Texas A & M University, shopping, dining, and local amenities, this home combines space, comfort, and a prime location. Whether you’re looking for a primary residence or an investment opportunity, 1405 Lawyer offers incredible potential in one of College Station’s most desirable areas.

Key facts

• Sizable yard
• Ample cabinetry
• Functional layout

Tags

• SPACIOUS VERSATILE HOME
• FUNCTIONAL LAYOUT
• BRIGHT OPEN KITCHEN
• AMPLE CABINETRY
• EXPANSIVE COUNTER SPACE
• SIZABLE YARD

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $375k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 fast (+6.2%/yr); 305 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $4,378/mo this rent would consume 173% 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 $12k 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 + 6.2% rent growth), your $112k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $26k (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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.10% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (median comp): $445,290
• List price: $399,000
• Delta: -10.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Langford St	0.16mi	4/3.0 (-1)	2,770 (+9%)	18mo	$455,000	$164	57
1303 Langford St	0.17mi	4/2.0 (-1)	2,770 (+9%)	14mo	$498,600	$180	56
1610 Lemon Tree Ln	0.40mi	5/5.5	2,382 (-6%)	19mo	$525,000	$220	45
1316 Augustine Ct	0.74mi	4/2.0 (-1)	2,308 (-9%)	15mo	$349,900	$152	29
915 Fairview Ave	0.58mi	6/6.5 (+1)	2,845 (+12%)	6mo	$975,000	$343	28
1014 Guadalupe Dr	0.64mi	4/2.5 (-1)	2,260 (-11%)	23mo	$459,900	$203	26

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-8,630
• Equity at exit: $59,492

10-year hold

• IRR: 11.0%
• Equity multiple: 1.99×
• Total profit: $110,558
• Equity at exit: $34,498

Cash invested: $111,720 (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: 305
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,378 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$553 /mo · $6,636/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$919
• Net cashflow: $647

Break-even live

Break-even rent $3,559

Max offer price $399,000

Occupancy floor 80%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Haines Dr College Station, TX	4.0	2.0	1790	$2,200	$1.23	20d	1	0.18mi
1303 Langford St Unit 1497790P College Station, TX	4.0	2.0	2766	$6,682	$2.42	43d	1	0.19mi
1105 Glade St Unit 1328055P College Station, TX	5.0	3.0	2077	$6,440	$3.10	13d	1	0.34mi
1409 Clement Ct Unit 1328074P College Station, TX	4.0	2.0	1991	$5,418	$2.72	13d	1	0.40mi
1909 Langford St Unit 1328073P College Station, TX	4.0	2.0	2271	$5,828	$2.57	13d	1	0.59mi
302 Fidelity St Unit B College Station, TX	5.0	5.5	2625	$5,295	$2.02	43d	1	0.86mi
108 Sterling St College Station, TX	6.0	6.5	2550	$3,400	$1.33	13d	1	0.91mi
800 Marion Pugh Dr College Station, TX	1.0–5.0	1.0–5.5	1226	$1,385	$1.13	13d	20	1.06mi
287 Estates Cir Unit 1071599P College Station, TX	4.0	4.0	2098	$7,118	$3.39	20d	1	1.06mi
208 Richards St College Station, TX	6.0	6.0–6.5	2498	$4,800	$1.92	13d	1	1.11mi
212 Richards St College Station, TX	6.0	6.5	2550	$4,100	$1.61	13d	1	1.15mi
2409 Colgate Cir College Station, TX	5.0	3.0	1870	$750	$0.40	43d	1	1.19mi
228 Richards St College Station, TX	6.0	6.5	2550	$4,800	$1.88	13d	1	1.21mi
236 Richards St College Station, TX	5.0	5.5	2550	$4,100	$1.61	13d	1	1.21mi
307 Sterling St College Station, TX	6.0	6.5	2446	$4,800	$1.96	20d	1	1.27mi
1198 Jones Butler Rd College Station, TX	2.0–4.0	2.0–4.5	1425	$2,600	$1.82	13d	2	1.28mi
1198 Jones Butler Rd College Station, TX	1.0–4.0	1.5–4.5	1425	$2,600	$1.82	43d	3	1.28mi
309 Sterling St College Station, TX	6.0	6.5	2550	$4,800	$1.88	20d	1	1.29mi
2106 Crest St College Station, TX	6.0	6.0	2446	$4,800	$1.96	13d	1	1.30mi
2115 Crest St College Station, TX	6.0	6.5	2446	$4,800	$1.96	13d	1	1.33mi
2107 Crest St College Station, TX	6.0	6.5	2405	$4,800	$2.00	13d	1	1.33mi
2105 Crest St College Station, TX	5.0	5.5	2405	$4,100	$1.70	13d	1	1.33mi

Listing history 27 events

1. 2026-06-18
   days on market $399,000 Active 69 DOM
2. 2026-06-17
   days on market $399,000 Active 68 DOM
3. 2026-06-16
   days on market $399,000 Active 67 DOM
4. 2026-06-15
   days on market $399,000 Active 66 DOM
5. 2026-06-14
   days on market $399,000 Active 64 DOM
6. 2026-06-13
   days on market $399,000 Active 63 DOM
7. 2026-06-10
   days on market $399,000 Active 61 DOM
8. 2026-06-09
   days on market $399,000 Active 60 DOM
9. 2026-06-08
   days on market $399,000 Active 59 DOM
10. 2026-06-07
    days on market $399,000 Active 58 DOM
11. 2026-06-05
    days on market $399,000 Active 55 DOM
12. 2026-06-02
    days on market $399,000 Active 53 DOM
13. 2026-06-01
    pricedays on market $399,000 Active 52 DOM
14. 2026-05-31
    days on market $425,000 Active 51 DOM
15. 2026-05-30
    days on market $425,000 Active 50 DOM
16. 2026-04-10
    listed $425,000 Active 988-char remark

    Show marketing remark (988 chars)

    Located in the heart of College Station —a spacious and versatile 5-bedroom, 3-bath home designed for comfortable living and effortless entertaining. This well-maintained property offers a functional layout with generous living spaces, perfect for both everyday life and hosting guests. The bright and open kitchen features ample cabinetry, expansive counter space, and a seamless flow into the dining and living areas, creating a warm and inviting atmosphere. With five spacious bedrooms, there’s plenty of room for family, guests, or a home office setup. Enjoy a sizable yard ideal for relaxing, entertaining, or creating your own outdoor oasis. Located just minutes from Texas A & M University, shopping, dining, and local amenities, this home combines space, comfort, and a prime location. Whether you’re looking for a primary residence or an investment opportunity, 1405 Lawyer offers incredible potential in one of College Station’s most desirable areas.

17. 2024-03-11
    soldstatus
18. 2024-03-08
    soldstatus Closed 324-char remark

    Show marketing remark (324 chars)

    Rare 5 bedroom, 3.5 bath home minutes from Texas A & M. Recent paint, flooring. Make this house move in ready. Large living areas with fireplace separating Family and Game Room. Granite counter tops. The second Master bedroom with bathroom and Split unit A/C. Recent landscaping and with a large fully fenced backyard.

19. 2024-02-20
    status Pending 324-char remark

    Show marketing remark (324 chars)

    Rare 5 bedroom, 3.5 bath home minutes from Texas A & M. Recent paint, flooring. Make this house move in ready. Large living areas with fireplace separating Family and Game Room. Granite counter tops. The second Master bedroom with bathroom and Split unit A/C. Recent landscaping and with a large fully fenced backyard.

20. 2024-02-15
    listed $349,999 Active 324-char remark

    Show marketing remark (324 chars)

    Rare 5 bedroom, 3.5 bath home minutes from Texas A & M. Recent paint, flooring. Make this house move in ready. Large living areas with fireplace separating Family and Game Room. Granite counter tops. The second Master bedroom with bathroom and Split unit A/C. Recent landscaping and with a large fully fenced backyard.

21. 2021-03-04
    soldstatus
22. 2021-02-25
    soldstatus
23. 2018-08-21
    listed $249,000
24. 2018-08-20
    historical
25. 2018-07-16
    listed $290,000
26. 2016-10-18
    listed $300,000
27. 2009-12-10
    soldstatus

ⓘ 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: $6,636 · $553/mo
• Projected year-2 tax: $7,302 · $608/mo
• Expected delta: +$666/yr (+$55/mo · 10.0%)

ⓘ 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 2/10 Low
• 🌡 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: $52,533
• − Mortgage interest: −$22,350
• − Property taxes: −$6,636
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,203
• − Management: −$4,203
• − Depreciation: −$11,607
• Taxable income: $1,539
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $7,392/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

+41.7% since first listed

12 events — show timeline

• 2026-04-10 Listed $425,000 BCSRMLS
• 2024-03-11 Sold (Public Records) — Public Records
• 2024-03-08 Sold (MLS) — BCSRMLS
• 2024-02-20 Pending — BCSRMLS
• 2024-02-15 Listed $349,999 BCSRMLS
• 2021-03-04 Sold (MLS) — BCSRMLS
• 2021-02-25 Sold (Public Records) — Public Records
• 2018-08-21 Listed $249,000 BCSRMLS
• 2018-08-20 Listing Removed — HARMLS
• 2018-07-16 Listed $290,000 HARMLS
• 2016-10-18 Listed $300,000 BCSRMLS
• 2009-12-10 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $6,636 · +8.4% YoY. Source: county tax records.