2356/2358 Cornell Dr · College Station, TX 77840

$290,000

4 bd · 4.0 ba · 1,824 sqft · MultiFamily public records · 31 Days on market

Built 1981 10,328 sqft lot

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Why this score? — see what drove the D 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Check out this conveniently located Duplex right on a corner lot located near HWY 6 & Southwest Parkway! This duplex features 2 bed 1.5 baths on each side with spacious backyards that is fully leased thru July 2023. Washer/Dryer does convey!

Key facts

• Rental income
• Shared driveway
• 0.24 acre lot

Tags

• SHARED DRIVEWAY
• FULLY FENCED BACKYARDS
• RENTAL INCOME

Property features AI

Finance

• Financial info: Actual rents: one unit at $875, the other at $900

Exterior

• Parking: On-site paved parking for 4 vehicles
• Security: No security features listed
• Utilities: No specific utility providers listed
• Home design: Duplex residential income property; One-story
• Construction: Brick and wood siding construction
• Exterior features: Privacy wood fencing; Shingle roof

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Tile
• Bathrooms: Two 2-bath units
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling components
• Interior features: Unfurnished; Water heater
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative. Per door: $-48/mo.
• To cash-flow at today's rent, offer at most $273k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (12.2% below list).
• Recommended offer: $255k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: College Hills El (math 33% / reading 32%, grade F, #2,234 of 4,322 statewide, top 52%, 596 students, 75% FRL); Oakwood Int (math 55% / reading 47%, grade C, #326 of 1,662 statewide, top 20%, 719 students, 48% FRL); A & M Cons H S (math 65% / reading 66%, grade B, #193 of 1,632 statewide, top 12%, 2,139 students, 32% FRL) — zoned schools average 52% FRL vs 24% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 307 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $2,547/mo this rent would consume 101% 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 $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 31 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,700 (12.2% 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 31 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.45×
• Total profit: $-44,389
• Equity at exit: $43,240

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-8,456
• Equity at exit: $25,074

Cash invested: $81,200 (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: 307
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $2,547 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$466 /mo · $5,590/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-95

Break-even live

Break-even rent $2,668

Max offer price $273,161

Occupancy floor 99%

Sensitivity live

Price	-10% $69	-5% $-13	+0% $-95	+5% $-177	+10% $-259
Rent	-10% $-297	-5% $-196	+0% $-95	+5% $5	+10% $106
Rate	-1.0pp $51	-0.5pp $-22	base $-95	+0.5pp $-170	+1.0pp $-247

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,548
Total (2 units)			$2,547

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2330 Autumn Chase Loop Unit B College Station, TX	3.0	3.0	1364	$1,650	$1.21	23d	1	0.09mi
2409 Colgate Cir College Station, TX	5.0	3.0	1870	$750	$0.40	45d	1	0.17mi
214 Sterling St Unit 1328049P College Station, TX	4.0	2.0	1560	$3,260	$2.09	15d	1	0.20mi
236 Richards St College Station, TX	5.0	5.5	2550	$4,100	$1.61	15d	1	0.27mi
287 Estates Cir Unit 1071599P College Station, TX	4.0	4.0	2098	$7,118	$3.39	23d	1	0.30mi
2105 Crest St College Station, TX	5.0	5.5	2405	$4,100	$1.70	15d	1	0.35mi
810 Camellia Ct Unit 1328089P College Station, TX	3.0	2.0	1302	$4,917	$3.78	23d	1	0.38mi
512 Camp Ct Unit 1328090P College Station, TX	3.0	2.0	1388	$3,624	$2.61	15d	1	0.53mi
1600 Southwest Pkwy College Station, TX	1.0–3.0	1.0–2.5	1005	$1,500	$1.49	15d	21	0.58mi
1001 Krenek Tap Rd College Station, TX	3.0–4.0	3.0–4.0	1572	$2,200	$1.40	45d	2	0.72mi
1409 Clement Ct Unit 1328074P College Station, TX	4.0	2.0	1991	$5,418	$2.72	15d	1	0.73mi
1302 Laura Ln College Station, TX	3.0	2.0	1460	$1,825	$1.25	23d	1	0.82mi
1105 Glade St Unit 1328055P College Station, TX	5.0	3.0	2077	$6,440	$3.10	15d	1	0.86mi
1301 Haines Dr College Station, TX	4.0	2.0	1790	$2,200	$1.23	23d	1	0.87mi
902 Holik Dr College Station, TX	3.0	2.0	2013	$2,400	$1.19	45d	1	0.91mi
1611 Armistead St Unit 1344599P College Station, TX	3.0	3.0	2002	$4,440	$2.22	23d	1	0.99mi
1200 Village Dr College Station, TX	3.0	2.0	1443	$1,750	$1.21	15d	1	1.00mi
1200 Village Dr College Station, TX	3.0	2.0	1443	$1,750	$1.21	23d	1	1.00mi
1909 Langford St Unit 1328073P College Station, TX	4.0	2.0	2271	$5,828	$2.57	15d	1	1.06mi
1208 Bayou Woods Dr College Station, TX	3.0	2.0	1627	$2,600	$1.60	45d	1	1.10mi
1428 Magnolia Dr College Station, TX	4.0	2.0	1509	$2,400	$1.59	45d	1	1.17mi
2003 Harvey Mitchell Pkwy S College Station, TX	3.0	4.0	1838	$1,950	$1.06	45d	1	1.23mi
2700 Horse Haven Ln College Station, TX	4.0	5.0	1759	$2,600	$1.48	45d	1	1.24mi
602 Townplace Dr Unit 1328092P College Station, TX	3.0	3.0	1291	$3,348	$2.59	23d	1	1.34mi
6959 Halter Loop College Station, TX	5.0	5.5	2332	$2,000	$0.86	45d	1	1.37mi
521 Southwest Pkwy #303 College Station, TX	4.0	4.0	1236	$460	$0.37	15d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $290,000 Active 31 DOM
2. 2026-06-18
   days on market $290,000 Active 28 DOM
3. 2026-06-17
   days on market $290,000 Active 27 DOM
4. 2026-06-16
   days on market $290,000 Active 26 DOM
5. 2026-06-15
   days on market $290,000 Active 25 DOM
6. 2026-06-14
   days on market $290,000 Active 23 DOM
7. 2026-06-13
   days on market $290,000 Active 22 DOM
8. 2026-06-10
   days on market $290,000 Active 20 DOM
9. 2026-06-09
   days on market $290,000 Active 19 DOM
10. 2026-06-08
    days on market $290,000 Active 18 DOM
11. 2026-06-07
    days on market $290,000 Active 17 DOM
12. 2026-06-05
    days on market $290,000 Active 14 DOM
13. 2026-06-02
    days on market $290,000 Active 12 DOM
14. 2026-06-01
    days on market $290,000 Active 11 DOM
15. 2026-05-31
    days on market $290,000 Active 10 DOM
16. 2026-05-30
    days on market $290,000 Active 9 DOM
17. 2026-05-21
    listed $290,000 Active
18. 2025-09-18
    price $295,000
19. 2025-08-23
    listed $305,000 Active
20. 2022-10-26
    soldstatus 247-char remark

    Show marketing remark (247 chars)

    Check out this conveniently located Duplex right on a corner lot located near HWY 6 & Southwest Parkway! This duplex features 2 bed 1.5 baths on each side with spacious backyards that is fully leased thru July 2023. Washer/Dryer does convey!

21. 2022-10-26
    soldstatus

    Show marketing remark (247 chars)

    Check out this conveniently located Duplex right on a corner lot located near HWY 6 & Southwest Parkway! This duplex features 2 bed 1.5 baths on each side with spacious backyards that is fully leased thru July 2023. Washer/Dryer does convey!

22. 2022-08-14
    listed $240,000 247-char remark

    Show marketing remark (247 chars)

    Check out this conveniently located Duplex right on a corner lot located near HWY 6 & Southwest Parkway! This duplex features 2 bed 1.5 baths on each side with spacious backyards that is fully leased thru July 2023. Washer/Dryer does convey!

23. 1999-01-26
    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: $5,590 · $466/mo
• Projected year-2 tax: $5,590 · $466/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 3/10 Moderate
• 🌡 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: $30,564
• − Mortgage interest: −$16,245
• − Property taxes: −$5,590
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − Depreciation: −$8,436
• Taxable loss: −$6,047
• Est. tax savings @ 24.0%: +$1,451
• After-tax cash flow: $307/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

+20.8% since first listed

7 events — show timeline

• 2026-05-21 Listed $290,000 BCSRMLS
• 2025-09-18 Price Changed $295,000 BCSRMLS
• 2025-08-23 Listed $305,000 BCSRMLS
• 2022-10-26 Sold (Public Records) — Public Records
• 2022-10-26 Sold (MLS) — BCSRMLS
• 2022-08-14 Listed $240,000 BCSRMLS
• 1999-01-26 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,590 · +17.3% YoY. Source: county tax records.