10646 Knox Landing Dr · College Station, TX 77845

$278,270

3 bd · 2.0 ba · 1,575 sqft · SingleFamily · 103 Days on market

Built 2026 Excellent condition 7,840 sqft lot Garage $33/mo HOA · 2% of rent ↓ 1% since listing

---

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 +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the Denton at Knox Landing. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you’ll find a foyer and hallway that takes you to the heart of the house. The open concept design of kitchen, dining room and living room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk-in shower, quartz vanity, a huge walk-in closet with generous shelving is connected to the bathroom. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $278,270 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,819.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (27.5% below list).
• Recommended offer: $202k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in College Station — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Alton Bowen El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 343 students, 65% FRL); Arthur L Davila Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 1,044 students, 85% FRL); Travis B Bryan H S (math 22% / reading 34%, grade F, #1,170 of 1,632 statewide, top 72%, 2,419 students, 67% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 1463 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 103 days — a 9% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,662 (27.5% 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 103 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 12.2

CMA / ARV

• ARV (median comp): $294,819
• List price: $278,270
• Delta: -5.61%
• 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
10632 Knox Landing Dr	0.02mi	3/2.0	1,595 (+1%)	0mo	$275,920	$173	97
4410 Albritton Ave	0.17mi	3/2.0	1,508 (-4%)	0mo	$292,900	$194	85
10652 Knox Landing Dr	0.03mi	4/2.0 (+1)	1,665 (+6%)	1mo	$288,030	$173	83
10649 Knox Landing Dr	0.03mi	4/2.0 (+1)	1,665 (+6%)	1mo	$288,380	$173	83
4791 Native Tree Ln	0.30mi	3/2.0	1,548 (-2%)	2mo	$285,000	$184	81
10650 Knox Landing Dr	0.02mi	3/2.0	1,415 (-10%)	2mo	$268,895	$190	80
4521 Wisenbaker Way	0.20mi	3/2.0	1,508 (-4%)	4mo	$289,900	$192	80
4527 Wisenbaker Way	0.20mi	3/2.0	1,508 (-4%)	5mo	$289,900	$192	80
4533 Wisenbaker Way	0.20mi	3/2.0	1,446 (-8%)	3mo	$289,900	$200	74
4525 Wisenbaker Way	0.20mi	3/2.0	1,446 (-8%)	6mo	$274,900	$190	72
10710 Blocker Ct	0.13mi	4/2.5 (+1)	1,789 (+14%)	5mo	$294,900	$165	60
4529 Wisenbaker Way	0.20mi	4/2.5 (+1)	1,789 (+14%)	3mo	$316,805	$177	58

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: -30.0%
• Equity multiple: 0.01×
• Total profit: $-82,050
• Equity at exit: $43,958

10-year hold

• IRR: -30.5%
• Equity multiple: -0.39×
• Total profit: $-114,583
• Equity at exit: $25,491

Cash invested: $82,549 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 59 active · 12 under contract
• Months of supply: 29.5 mo (3%/mo absorbed)
• Median asking: $293,900 ($188/sqft)
• Median days on market: 92 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -0.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77845

• Rents YoY: 3.1%
• Active inventory: 1463
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,422/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-544

Break-even live

Break-even rent $2,705

Max offer price $216,137

Occupancy floor —

Sensitivity live

Price	-10% $-340	-5% $-442	+0% $-544	+5% $-646	+10% $-747
Rent	-10% $-703	-5% $-623	+0% $-544	+5% $-464	+10% $-384
Rate	-1.0pp $-395	-0.5pp $-469	base $-544	+0.5pp $-620	+1.0pp $-698

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: $73,705
• Closing costs: $8,845
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	62d	46	1.50mi

Property features AI

Finance

• HOA & community: Knox Landing Residential homeowners associationAnnual association fee of $400 covering common areas

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder constructionNew construction by D.R. HortonSingle-story (all main rooms listed on first floor)
• Construction: Built in 2026Composition roofSlab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on the first floorAdditional bedrooms on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatingCentral electric cooling (central air)
• Interior features: Programmable thermostatENERGY STAR qualified appliances

Listing history 50 events

1. 2026-08-08
   days on market $278,270 Active 103 DOM
2. 2026-08-07
   days on market $278,270 Active 102 DOM
3. 2026-08-06
   days on market $278,270 Active 101 DOM
4. 2026-08-05
   days on market $278,270 Active 100 DOM
5. 2026-08-04
   days on market $278,270 Active 99 DOM
6. 2026-08-03
   days on market $278,270 Active 98 DOM
7. 2026-07-31
   days on market $278,270 Active 95 DOM
8. 2026-07-29
   days on market $278,270 Active 93 DOM
9. 2026-07-27
   days on market $278,270 Active 91 DOM
10. 2026-07-25
    days on market $278,270 Active 89 DOM
11. 2026-07-23
    days on market $278,270 Active 87 DOM
12. 2026-07-22
    days on market $278,270 Active 86 DOM
13. 2026-07-21
    days on market $278,270 Active 85 DOM
14. 2026-07-18
    days on market $278,270 Active 82 DOM
15. 2026-07-16
    days on market $278,270 Active 80 DOM
16. 2026-07-16
    days on market $278,270 Active 79 DOM
17. 2026-07-14
    days on market $278,270 Active 78 DOM
18. 2026-07-13
    days on market $278,270 Active 77 DOM
19. 2026-07-12
    days on market $278,270 Active 76 DOM
20. 2026-07-11
    days on market $278,270 Active 75 DOM
21. 2026-07-10
    days on market $278,270 Active 74 DOM
22. 2026-07-09
    days on market $278,270 Active 73 DOM
23. 2026-07-07
    days on market $278,270 Active 71 DOM
24. 2026-07-06
    days on market $278,270 Active 70 DOM
25. 2026-07-05
    days on market $278,270 Active 69 DOM
26. 2026-07-04
    days on market $278,270 Active 68 DOM
27. 2026-07-03
    days on market $278,270 Active 67 DOM
28. 2026-07-02
    days on market $278,270 Active 66 DOM
29. 2026-07-01
    days on market $278,270 Active 65 DOM
30. 2026-06-30
    days on market $278,270 Active 64 DOM
31. 2026-06-29
    days on market $278,270 Active 63 DOM
32. 2026-06-28
    days on market $278,270 Active 62 DOM
33. 2026-06-28
    days on market $278,270 Active 61 DOM
34. 2026-06-27
    days on market $278,270 Active 60 DOM
35. 2026-06-25
    days on market $278,270 Active 58 DOM
36. 2026-06-23
    days on market $278,270 Active 56 DOM
37. 2026-06-21
    days on market $278,270 Active 55 DOM
38. 2026-06-18
    days on market $278,270 Active 52 DOM
39. 2026-06-17
    days on market $278,270 Active 51 DOM
40. 2026-06-16
    days on market $278,270 Active 50 DOM
41. 2026-06-15
    days on market $278,270 Active 49 DOM
42. 2026-06-14
    days on market $278,270 Active 47 DOM
43. 2026-06-13
    days on market $278,270 Active 46 DOM
44. 2026-06-10
    days on market $278,270 Active 44 DOM
45. 2026-06-09
    days on market $278,270 Active 43 DOM
46. 2026-06-08
    days on market $278,270 Active 42 DOM
47. 2026-06-07
    days on market $278,270 Active 41 DOM
48. 2026-06-03
    days on market $278,270 Active 37 DOM
49. 2026-06-02
    days on market $278,270 Active 36 DOM
50. 2026-06-01
    days on market $278,270 Active 35 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 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: $24,199
• − Mortgage interest: −$16,514
• − Property taxes: −$4,422
• − Insurance: −$2,272
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − HOA: −$396
• − Depreciation: −$8,577
• Taxable loss: −$11,853
• Est. tax savings @ 24.0%: +$2,845
• After-tax cash flow: $-3,680/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

Excellent 100/100 None rehab

This new construction home is move-in ready with excellent condition and no visible repairs or maintenance needed. The highest-ROI updates would be to paint the interior walls, install window treatments, lighting fixtures, a smart home system, and a smart thermostat.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install window treatments — Enhances curb appeal and interior aesthetics ↑
• Both Install lighting fixtures — Enhances curb appeal and interior aesthetics ↑
• Both Install a smart home system — Enhances curb appeal and interior aesthetics ↑
• Both Install a smart thermostat — Enhances curb appeal and interior aesthetics ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Alton Bowen El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Arthur L Davila Middle F TX #911/1,662 Nat'l #7,937/14,009 High Travis B Bryan H S F TX #1,170/1,632 Nat'l #11,740/17,239

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

A Composite livability gradescore 83/100

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 · 267,942 people
• City population: 101,772
• 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: 13% of renters

---

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

Property features AI

Finance

• HOA & community: Knox Landing Residential homeowners associationAnnual association fee of $400 covering common areas

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder constructionNew construction by D.R. HortonSingle-story (all main rooms listed on first floor)
• Construction: Built in 2026Composition roofSlab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on the first floorAdditional bedrooms on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatingCentral electric cooling (central air)
• Interior features: Programmable thermostatENERGY STAR qualified appliances

Price history

-1.3% since first listed

9 events — show timeline

• 2026-05-18 Pending — HARMLS
• 2026-05-18 Pending — BCSRMLS
• 2026-05-08 Relisted — HARMLS
• 2026-04-27 Listed $278,270 BCSRMLS
• 2026-04-27 Listed $278,270 HARMLS
• 2026-04-17 Pending — HARMLS
• 2026-04-06 Price Changed $278,270 HARMLS
• 2026-04-03 Price Changed $276,895 HARMLS
• 2026-03-09 Listed $281,895 HARMLS