The 2341 Plan · College Station, TX 77845

$370,900

4 bd · 2.5 ba · 2,341 sqft · SingleFamily · 610 Days on market

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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
• Schools +4.7/10.0
• Cash flow +4.6/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! Stylecraft introduces The 2341! Inspired by the modern farmhouse and craftsman style homes, The 2341 is part of our Heartland Series. Walk into an open-concept common area with a sizable kitchen island. The kitchen flows into the living room, with plenty of space to entertain! This two-story floorplan features 4 bedrooms with the option of adding a 3rd full bathroom upstairs. Downstairs, your home will feature a powder room! Featuring a dual primary vanity and a spacious primary bedroom with a walk-in closet, The 2341 will be the home of your dreams.

Key facts

• Dual primary vanity
• Walk-in closet
• 2 garage spots

Tags

• MODERN FARMHOUSE STYLE
• OPEN-CONCEPT COMMON AREA
• SIZABLE KITCHEN ISLAND
• DUAL PRIMARY VANITY
• SPACIOUS PRIMARY BEDROOM
• WALK-IN CLOSET

🏗️ New construction. The $370,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $472,957.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $371k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (29.2% below list).
• Recommended offer: $263k (29.2% below list) — sets the bar for 1% rule.

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); 1168 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 35% 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 $3k of loan paydown is wiped out by about $14k 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 610 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,763 (29.2% 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 610 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.81%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (median comp): $472,957
• List price: $370,900
• Delta: -21.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Erika Ct	0.41mi	4/3.0	2,536 (+8%)	4mo	$491,610	$194	62
15168 Corbin Ct	0.52mi	4/3.0	2,536 (+8%)	0mo	$493,625	$195	60
4225 Skylar Dr	0.59mi	4/3.0	2,500 (+7%)	3mo	$629,900	$252	56
15055 Ty Marshall Ct	0.35mi	4/3.0	2,536 (+8%)	14mo	$541,280	$213	56
2610 Cartington Ct	0.62mi	4/3.0	2,442 (+4%)	7mo	$520,000	$213	56
15181 Ty Marshall Ct	0.53mi	4/3.0	2,517 (+8%)	8mo	$505,380	$201	54
4223 Skylar Dr	0.59mi	4/3.0	2,600 (+11%)	1mo	$618,750	$238	51
3696 Preakness Cir	0.60mi	3/2.5 (-1)	2,435 (+4%)	15mo	$699,000	$287	48
15613 Shady Brook Ln	0.58mi	4/3.0	2,081 (-11%)	11mo	$399,900	$192	43
4207 Downton Abbey Ave	0.58mi	4/4.0	2,680 (+14%)	2mo	$580,000	$216	41
15624 Shady Brook Ln	0.66mi	3/2.0 (-1)	2,161 (-8%)	12mo	$415,000	$192	39
15630 Shady Brook Ln	0.69mi	3/2.5 (-1)	2,006 (-14%)	13mo	$393,000	$196	28

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: -35.8%
• Equity multiple: -0.15×
• Total profit: $-152,217
• Equity at exit: $70,519

10-year hold

• IRR: -47.7%
• Equity multiple: -0.73×
• Total profit: $-228,784
• Equity at exit: $40,893

Cash invested: $132,428 (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: 1168
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,628 high
• Mortgage (P&I): −$2,480
• Tax est. 1.5%: −$591 /mo · $7,094/yr
• Insurance: −$197
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-1,193

Break-even live

Break-even rent $4,137

Max offer price $300,376

Occupancy floor —

Sensitivity live

Price	-10% $-866	-5% $-1,029	+0% $-1,193	+5% $-1,356	+10% $-1,520
Rent	-10% $-1,400	-5% $-1,296	+0% $-1,193	+5% $-1,089	+10% $-985
Rate	-1.0pp $-954	-0.5pp $-1,072	base $-1,193	+0.5pp $-1,315	+1.0pp $-1,440

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: $118,239
• Closing costs: $14,189
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4206 Carnes Ct S College Station, TX	3.0	2.0	1840	$2,300	$1.25	14d	1	0.19mi
15605 Long Creek Ln College Station, TX	3.0	2.0	1844	$2,500	$1.36	14d	1	0.50mi
15605 Long Creek Ln College Station, TX	3.0	2.0	1844	$2,400	$1.30	21d	1	0.50mi
4008 High Creek Ct College Station, TX	4.0	2.0	2322	$3,300	$1.42	13d	1	0.63mi
2515 Warkworth Ln College Station, TX	3.0	2.0	1973	$720	$0.36	14d	1	0.88mi
3904 Brownway Ct College Station, TX	4.0	2.0	1740	$2,650	$1.52	45d	1	0.89mi
438 William D Fitch Pkwy College Station, TX	3.0	2.5	1836	$2,900	$1.58	14d	1	1.29mi

Listing history 17 events

1. 2026-06-18
   days on market $370,900 Active 610 DOM
2. 2026-06-17
   days on market $370,900 Active 609 DOM
3. 2026-06-16
   days on market $370,900 Active 608 DOM
4. 2026-06-15
   days on market $370,900 Active 607 DOM
5. 2026-06-14
   days on market $370,900 Active 605 DOM
6. 2026-06-13
   days on market $370,900 Active 604 DOM
7. 2026-06-10
   days on market $370,900 Active 602 DOM
8. 2026-06-09
   days on market $370,900 Active 601 DOM
9. 2026-06-08
   days on market $370,900 Active 600 DOM
10. 2026-06-05
    days on market $370,900 Active 596 DOM
11. 2026-06-02
    days on market $370,900 Active 594 DOM
12. 2026-06-01
    days on market $370,900 Active 593 DOM
13. 2026-05-31
    days on market $370,900 Active 592 DOM
14. 2026-05-30
    days on market $370,900 Active 591 DOM
15. 2026-05-20
    price $370,900 713-char remark

    Show marketing remark (713 chars)

    Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! Stylecraft introduces The 2341! Inspired by the modern farmhouse and craftsman style homes, The 2341 is part of our Heartland Series. Walk into an open-concept common area with a sizable kitchen island. The kitchen flows into the living room, with plenty of space to entertain! This two-story floorplan features 4 bedrooms with the option of adding a 3rd full bathroom upstairs. Downstairs, your home will feature a powder room! Featuring a dual primary vanity and a spacious primary bedroom with a walk-in closet, The 2341 will be the home of your dreams.

16. 2025-11-22
    price $369,900 713-char remark

    Show marketing remark (713 chars)

    Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! Stylecraft introduces The 2341! Inspired by the modern farmhouse and craftsman style homes, The 2341 is part of our Heartland Series. Walk into an open-concept common area with a sizable kitchen island. The kitchen flows into the living room, with plenty of space to entertain! This two-story floorplan features 4 bedrooms with the option of adding a 3rd full bathroom upstairs. Downstairs, your home will feature a powder room! Featuring a dual primary vanity and a spacious primary bedroom with a walk-in closet, The 2341 will be the home of your dreams.

17. 2024-10-16
    listed $368,900 Active 713-char remark

    Show marketing remark (713 chars)

    Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! Stylecraft introduces The 2341! Inspired by the modern farmhouse and craftsman style homes, The 2341 is part of our Heartland Series. Walk into an open-concept common area with a sizable kitchen island. The kitchen flows into the living room, with plenty of space to entertain! This two-story floorplan features 4 bedrooms with the option of adding a 3rd full bathroom upstairs. Downstairs, your home will feature a powder room! Featuring a dual primary vanity and a spacious primary bedroom with a walk-in closet, The 2341 will be the home of your dreams.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $31,532
• − Mortgage interest: −$26,493
• − Property taxes: −$7,094
• − Insurance: −$2,365
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − Depreciation: −$13,759
• Taxable loss: −$23,224
• Est. tax savings @ 24.0%: +$5,574
• After-tax cash flow: $-8,738/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): 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

+0.5% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $370,900 Zillow
• 2025-11-22 Price Changed $369,900 Zillow
• 2024-10-16 Listed $368,900 Zillow