2201-03 Crest St · College Station, TX 77840

$365,000

4 bd · 4.0 ba · 882 sqft · SingleFamily public records · 150 Days on market

Built 1981 8,562 sqft lot $414/sqft · 153% above area Est $288k · 27% over

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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).

• Schools +4.7/10.0
• Cash flow +4.6/30.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Popular duplex just a couple blocks from the bus stop surrounded by new development. 2 bed 2bath on each side of the duplex and each unit has its own washer and dryer and private back yard

Key facts

• Washer and dryer
• Private back yard
• 8,562 sq ft lot

Tags

• PRIVATE BACK YARD
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-925 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (44.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (54.5% below list).
• Recommended offer: $166k (54.5% 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.
• 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,661/mo this rent would consume 66% 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 $11k 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 150 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 29100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $166,057 (54.5% 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 150 days. Have you received any prior offers? Is the seller open to a 55% 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: 0.45% ✗
• Cap rate: 3.25%
• Cash-on-cash: -10.86%
• DSCR: 0.52
• GRM: 18.3

CMA / ARV

• ARV (median comp): $288,217
• List price: $365,000
• Delta: 26.64%
• Verdict: OVERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -33.2%
• Equity multiple: -0.10×
• Total profit: $-112,594
• Equity at exit: $54,423

10-year hold

• IRR: -28.5%
• Equity multiple: -0.47×
• Total profit: $-149,968
• Equity at exit: $31,559

Cash invested: $102,200 (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: 18.3×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-925

Break-even live

Break-even rent $2,831

Max offer price $201,670

Occupancy floor —

Sensitivity live

Price	-10% $-718	-5% $-821	+0% $-925	+5% $-1,028	+10% $-1,131
Rent	-10% $-1,056	-5% $-990	+0% $-925	+5% $-859	+10% $-793
Rate	-1.0pp $-741	-0.5pp $-832	base $-925	+0.5pp $-1,019	+1.0pp $-1,115

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Camellia Ct Unit B College Station, TX	3.0	2.0	1100	$1,275	$1.16	15d	1	0.34mi
1201 Harvey Rd College Station, TX	1.0–3.0	1.0–2.0	802	$1,350	$1.68	15d	133	0.66mi
1601 Holleman Dr College Station, TX	1.0–3.0	1.0–2.0	888	$1,650	$1.86	45d	5	0.84mi
1600 Southwest Pkwy College Station, TX	1.0–3.0	1.0–2.5	1005	$1,500	$1.49	15d	21	0.93mi

Listing history 19 events

1. 2026-06-21
   days on market $365,000 Active 150 DOM
2. 2026-06-18
   days on market $365,000 Active 147 DOM
3. 2026-06-17
   days on market $365,000 Active 146 DOM
4. 2026-06-16
   days on market $365,000 Active 145 DOM
5. 2026-06-15
   days on market $365,000 Active 144 DOM
6. 2026-06-14
   days on market $365,000 Active 142 DOM
7. 2026-06-13
   days on market $365,000 Active 141 DOM
8. 2026-06-10
   days on market $365,000 Active 139 DOM
9. 2026-06-09
   days on market $365,000 Active 138 DOM
10. 2026-06-08
    days on market $365,000 Active 137 DOM
11. 2026-06-07
    days on market $365,000 Active 136 DOM
12. 2026-06-05
    days on market $365,000 Active 133 DOM
13. 2026-06-02
    days on market $365,000 Active 131 DOM
14. 2026-06-01
    days on market $365,000 Active 130 DOM
15. 2026-05-31
    days on market $365,000 Active 129 DOM
16. 2026-05-30
    days on market $365,000 Active 128 DOM
17. 2026-05-12
    historical $1,250
18. 2026-03-08
    listed $1,250
19. 2026-01-22
    listed $365,000 Active 188-char remark

    Show marketing remark (188 chars)

    Popular duplex just a couple blocks from the bus stop surrounded by new development. 2 bed 2bath on each side of the duplex and each unit has its own washer and dryer and private back yard

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $6,680 · $557/mo
• Expected delta: +$4,637/yr (+$386/mo · 227.0%)

ⓘ 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 5/10 Major
• 🌡 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: $19,927
• − Mortgage interest: −$20,446
• − Property taxes: −$2,043
• − Insurance: −$1,825
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$10,618
• Taxable loss: −$18,193
• Est. tax savings @ 24.0%: +$4,366
• After-tax cash flow: $-6,728/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

-99.7% since first listed

3 events — show timeline

• 2026-05-12 Rental Removed $1,250 BCSRMLS
• 2026-03-08 Listed for Rent $1,250 BCSRMLS
• 2026-01-22 Listed $365,000 BCSRMLS

Property tax history

+1.7%/yr

Latest (2025): $2,043 · +19.4% YoY. Source: county tax records.