1205 Samantha Ln · College Station, TX 77845

$320,140

3 bd · 2.0 ba · 1,904 sqft · SingleFamily · 69 Days on market

Built 2026 Good condition $168/sqft · 11% below area Est $359k · 11% under $50/mo HOA · 2% of rent ↓ 7% since listing

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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).

• ARV discount +12.3/15.0
• Cash flow +8.3/30.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW! Lennar Classic Collection "Joplin" "C1" Plan in the new community of Southern Pointe in College Station! This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

Key facts

• Walk-in closet
• Flex space
• Open layout

Tags

• OPEN LAYOUT
• COVERED PATIO
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (22.0% below list).
• Recommended offer: $250k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 (+3.1%/yr); 1179 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 34% 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 $10k 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 69 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,571 (22.0% 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 69 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.78% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

• ARV (median comp): $358,587
• List price: $320,140
• Delta: -10.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3802 Valley Oaks Dr	0.73mi	3/2.0	1,874 (-2%)	13mo	$267,500	$143	53
618 Pasler	0.41mi	4/4.5 (+1)	1,824 (-4%)	9mo	$599,900	$329	51
1401 Francis Dr	0.69mi	3/2.0	2,100 (+10%)	2mo	$330,000	$157	49
1505 Francis Dr	0.74mi	4/2.0 (+1)	1,940 (+2%)	11mo	$389,000	$201	48
735 Shady Ln	0.71mi	3/3.0	1,988 (+4%)	10mo	$549,000	$276	47

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-70,003
• Equity at exit: $47,734

10-year hold

• IRR: -16.6%
• Equity multiple: 0.07×
• Total profit: $-83,184
• Equity at exit: $27,680

Cash invested: $89,639 (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: 1179
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$1,679
• Tax est. 1.5%: −$400 /mo · $4,802/yr
• Insurance: −$133
• HOA: −$50
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-291

Break-even live

Break-even rent $2,864

Max offer price $278,060

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-180	+0% $-291	+5% $-401	+10% $-512
Rent	-10% $-488	-5% $-389	+0% $-291	+5% $-192	+10% $-94
Rate	-1.0pp $-130	-0.5pp $-209	base $-291	+0.5pp $-374	+1.0pp $-458

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: $80,035
• Closing costs: $9,604
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Winter Park Unit A College Station, TX	3.0	3.0	1347	$2,250	$1.67	14d	1	0.43mi
146 Forest Dr College Station, TX	4.0	4.0	1496	$1,900	$1.27	14d	1	0.51mi
415 Forest Dr College Station, TX	4.0	4.0	1496	$630	$0.42	45d	1	0.69mi
533 Forest Drive Loop College Station, TX	3.0	3.5	1456	$1,675	$1.15	14d	1	0.80mi
1803 Fernhaven Cir Unit 1328088P College Station, TX	4.0	2.0	2077	$4,163	$2.00	14d	1	0.87mi
1208 Bayou Woods Dr College Station, TX	3.0	2.0	1627	$2,600	$1.60	45d	1	1.05mi
2106 Barak Ln Bryan, TX	4.0	2.5	1943	$2,400	$1.24	45d	1	1.17mi
1428 Magnolia Dr College Station, TX	4.0	2.0	1509	$2,400	$1.59	45d	1	1.18mi
1611 Armistead St Unit 1344599P College Station, TX	3.0	3.0	2002	$4,440	$2.22	22d	1	1.30mi
4200 Culpepper Dr Bryan, TX	3.0	1.5	1371	$1,675	$1.22	45d	1	1.42mi
728 Meadow Ln Unit 1093291P Bryan, TX	3.0	2.0	1517	$4,919	$3.24	45d	1	1.47mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-21
   days on market $320,140 Active 69 DOM
2. 2026-06-18
   days on market $320,140 Active 66 DOM
3. 2026-06-17
   days on market $320,140 Active 65 DOM
4. 2026-06-16
   days on market $320,140 Active 64 DOM
5. 2026-06-15
   price $320,140 Active 63 DOM
6. 2026-06-15
   days on market $325,390 Active 63 DOM
7. 2026-06-14
   days on market $325,390 Active 61 DOM
8. 2026-06-13
   days on market $325,390 Active 60 DOM
9. 2026-06-10
   days on market $325,390 Active 58 DOM
10. 2026-06-09
    days on market $325,390 Active 57 DOM
11. 2026-06-08
    days on market $325,390 Active 56 DOM
12. 2026-06-07
    days on market $325,390 Active 55 DOM
13. 2026-06-05
    days on market $325,390 Active 52 DOM
14. 2026-06-02
    days on market $325,390 Active 50 DOM
15. 2026-06-01
    days on market $325,390 Active 49 DOM
16. 2026-05-31
    days on market $325,390 Active 48 DOM
17. 2026-05-30
    days on market $325,390 Active 47 DOM
18. 2026-04-29
    price $325,390 623-char remark

    Show marketing remark (623 chars)

    NEW! Lennar Classic Collection "Joplin" "C1" Plan in the new community of Southern Pointe in College Station! This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

19. 2026-04-14
    price $330,190 623-char remark

    Show marketing remark (623 chars)

    NEW! Lennar Classic Collection "Joplin" "C1" Plan in the new community of Southern Pointe in College Station! This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

20. 2026-04-13
    price $335,040 623-char remark

    Show marketing remark (623 chars)

    NEW! Lennar Classic Collection "Joplin" "C1" Plan in the new community of Southern Pointe in College Station! This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

21. 2026-04-13
    listed $349,990 Active 623-char remark

    Show marketing remark (623 chars)

    NEW! Lennar Classic Collection "Joplin" "C1" Plan in the new community of Southern Pointe in College Station! This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

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

Taxation est. · year 1

• Rental income: $29,949
• − Mortgage interest: −$17,933
• − Property taxes: −$4,802
• − Insurance: −$1,601
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − HOA: −$600
• − Depreciation: −$9,313
• Taxable loss: −$9,092
• Est. tax savings @ 24.0%: +$2,182
• After-tax cash flow: $-1,308/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

Good 80/100 None rehab

This single-story home in College Station is in excellent condition with a good layout and modern finishes. It's move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value
• Both Adding smart home features — Modern technology can attract buyers and renters
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑
• Both Adding smart home features — Modern technology can attract buyers and renters ↑
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-7.0% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $325,390 HARMLS
• 2026-04-14 Price Changed $330,190 HARMLS
• 2026-04-13 Price Changed $335,040 HARMLS
• 2026-04-13 Listed $349,990 HARMLS