1818 Bee Creek Dr · College Station, TX 77840

$384,500

4 bd · 2.5 ba · 2,514 sqft · SingleFamily public records · 18 Days on market

Built 1975 0.28 ac lot Est $453k · 15% under

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Why this score? — see what drove the B- 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 +23.7/30.0
• ARV discount +14.3/15.0
• DSCR +7.6/10.0
• 1% rule +6.3/10.0
• 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

If you've seen this home, take a look again! New carpet, fresh paint, new fixtures, and more is what you'll find in this immaculate 4 bedroom, 3 bathroom home situated on a quarter acre lot in the heart of College Station. Bike to campus from this conveniently located 2,514sf treasure with detached 2-car garage and two, yes TWO, master bedroom suites! Bonus features include tile flooring throughout common areas and baths, extra-large laundry room with extra storage and additional freezer space, 3 full bathrooms, tons of closet space, and more. Enjoy outdoor entertaining and relax under the covered back patio overlooking the large fenced backyard. Schedule your private showing today!

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1975

Tags

• QUARTER-ACRE CORNER LOT
• TWO PRIVATE PRIMARY SUITES
• DURABLE TILE FLOORING
• LARGE GAS-START FIREPLACE
• OVERSIZED FAMILY ROOM
• OVERSIZED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces
• Security: Smoke detectors; Accessible doors
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Brick and frame construction; Composition/shingle roof; Slab foundation; Built in 2026
• Exterior features: Covered patio/porch; Chain link and wood fencing; Corner, level lot

Interior

• Kitchen: Cooktop; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fan(s)
• Interior features: High ceilings; Laminate countertops; Ceiling fans; Window treatments; Gas and wood-burning fireplace
• Laundry & utility: Washer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $384k).
• Recommended offer: $379k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,331/mo this rent would consume 171% 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 $108k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $378,732 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $452,520
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 Augustine Ct	0.24mi	4/2.0	2,308 (-8%)	15mo	$349,900	$152	60
1305 Haines Dr	0.51mi	3/2.0 (-1)	2,301 (-8%)	9mo	$399,000	$173	47
1303 Langford St	0.49mi	4/2.0	2,770 (+10%)	14mo	$498,600	$180	46
1014 Guadalupe Dr	0.44mi	4/2.5	2,260 (-10%)	23mo	$459,900	$203	44
1610 Lemon Tree Ln	0.32mi	5/5.5 (+1)	2,382 (-5%)	19mo	$525,000	$220	43
1007 Laredo Ct	0.59mi	3/3.0 (-1)	2,296 (-9%)	15mo	$449,000	$196	39
1200 Langford St	0.60mi	4/3.0	2,770 (+10%)	18mo	$455,000	$164	38

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-1,242
• Equity at exit: $57,330

10-year hold

• IRR: 12.5%
• Equity multiple: 2.14×
• Total profit: $122,953
• Equity at exit: $33,245

Cash invested: $107,660 (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: 7.4×

Monthly cashflow live

• Estimated rent: $4,331 high
• Mortgage (P&I): −$2,016
• Tax from tax record: −$516 /mo · $6,193/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$909
• Net cashflow: $729

Break-even live

Break-even rent $3,408

Max offer price $384,500

Occupancy floor 78%

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: $96,125
• Closing costs: $11,535
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 Langford St Unit 1328073P College Station, TX	4.0	2.0	2271	$5,828	$2.57	13d	1	0.21mi
2003 Harvey Mitchell Pkwy S College Station, TX	3.0	4.0	1838	$1,950	$1.06	43d	1	0.42mi
1303 Langford St Unit 1497790P College Station, TX	4.0	2.0	2766	$6,682	$2.42	43d	1	0.47mi
1301 Haines Dr College Station, TX	4.0	2.0	1790	$2,200	$1.23	20d	1	0.51mi
1409 Clement Ct Unit 1328074P College Station, TX	4.0	2.0	1991	$5,418	$2.72	13d	1	0.65mi
1105 Glade St Unit 1328055P College Station, TX	5.0	3.0	2077	$6,440	$3.10	13d	1	0.70mi
2330 Autumn Chase Loop Unit B College Station, TX	3.0	3.0	2728	$1,650	$0.60	13d	1	0.82mi
902 Holik Dr College Station, TX	3.0	2.0	2013	$2,400	$1.19	43d	1	0.89mi
2409 Colgate Cir College Station, TX	5.0	3.0	1870	$750	$0.40	43d	1	0.94mi
287 Estates Cir Unit 1071599P College Station, TX	4.0	4.0	2098	$7,118	$3.39	20d	1	1.01mi
236 Richards St College Station, TX	5.0	5.5	2550	$4,100	$1.61	13d	1	1.10mi
2105 Crest St College Station, TX	5.0	5.5	2405	$4,100	$1.70	13d	1	1.19mi
1611 Armistead St Unit 1344599P College Station, TX	3.0	3.0	2002	$4,440	$2.22	20d	1	1.35mi
302 Fidelity St Unit B College Station, TX	5.0	5.5	2625	$5,295	$2.02	43d	1	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $384,500 Active 18 DOM
2. 2026-06-17
   days on market $384,500 Active 17 DOM
3. 2026-06-16
   days on market $384,500 Active 16 DOM
4. 2026-06-15
   days on market $384,500 Active 15 DOM
5. 2026-06-14
   days on market $384,500 Active 13 DOM
6. 2026-06-13
   days on market $384,500 Active 12 DOM
7. 2026-06-10
   days on market $384,500 Active 10 DOM
8. 2026-06-09
   days on market $384,500 Active 9 DOM
9. 2026-06-08
   days on market $384,500 Active 8 DOM
10. 2026-06-07
    days on market $384,500 Active 7 DOM
11. 2026-06-05
    days on market $384,500 Active 4 DOM
12. 2026-06-02
    days on market $384,500 Active 2 DOM
13. 2026-05-31
    remarks 683-char remark
14. 2026-05-31
    listed $384,500 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: $6,193 · $516/mo
• Projected year-2 tax: $7,036 · $586/mo
• Expected delta: +$843/yr (+$70/mo · 13.6%)

ⓘ 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: $51,967
• − Mortgage interest: −$21,538
• − Property taxes: −$6,193
• − Insurance: −$1,922
• − Repairs & maintenance: −$4,157
• − Management: −$4,157
• − Depreciation: −$11,185
• Taxable income: $2,814
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $8,067/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

+39.8% since first listed

5 events — show timeline

• 2026-05-31 Listed $384,500 BCSRMLS
• 2018-11-30 Sold (MLS) — BCSRMLS
• 2018-09-17 Listed $262,500 BCSRMLS
• 2018-02-01 Listed $275,000 BCSRMLS
• 2005-07-28 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $6,193 · -5.9% YoY. Source: county tax records.