1408 Crescent Ridge Dr · College Station, TX 77845

$295,000

3 bd · 2.0 ba · 1,658 sqft · Townhouse public records · 30 Days on market

Built 2013 2,496 sqft lot Est $342k · 14% under $100/mo HOA · 3% of rent

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Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +13.6/15.0
• DSCR +6.2/10.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an investment property for your Aggie to call home or for those Aggie football gamedays / Aggie events? Look no more. .. this turn-key 3 bedroom / 3.5 bath townhome is ready for you. Fabulous community with a pool, close to shopping and restaurants, wired for internet & cable, granite counter tops throughout, stainless appliances, double pane vinyl windows, 2" faux blinds, 9' ceilings throughout, wired for security system, crown molding & extensive trim, arched doorways. Flooring includes wood floors in entry, tile in living and all wet areas, carpet on stairs and in bedrooms. Neutral color palette to suit anyone's decor. Two-car garage, privacy fenced back yard. Furnishings also available. .. schedule your showing today!

Key facts

• Hvac
• Brand new roof
• Private community

Tags

• IMMACULATE TOWNHOME
• PRIVATE COMMUNITY
• POOL
• BRAND NEW ROOF
• HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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-.
• Bryan ISD (urban): math 30% / reading 32% proficiency, ranked #608 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 1168 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $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 30 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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; 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 $290,575 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.11% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $341,548
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1758 Lonetree Dr	0.27mi	3/3.0	1,610 (-3%)	7mo	$334,000	$207	73
1617 Buena Vis	0.34mi	3/2.5	1,598 (-4%)	8mo	$339,999	$213	69
2200 Crescent Pointe Pkwy	0.05mi	2/2.5 (-1)	1,455 (-12%)	7mo	$265,000	$182	64
1756 Dakota Ln	0.38mi	3/2.0	1,605 (-3%)	16mo	$349,000	$217	63
1603 Culture Ln	0.15mi	3/3.5	1,478 (-11%)	11mo	$294,000	$199	60
3825 Blackhawk Ln	0.23mi	3/3.5	1,818 (+10%)	11mo	$324,900	$179	58
2210 Crescent Pointe Pkwy	0.07mi	3/3.5	1,516 (-9%)	23mo	$313,000	$206	57
1757 Summit Crossing Ln	0.41mi	3/3.0	1,529 (-8%)	18mo	$325,000	$213	49
3804 Silverthorne Ln	0.18mi	4/3.5 (+1)	1,858 (+12%)	20mo	$333,000	$179	44

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-25,075
• Equity at exit: $43,985

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $9,139
• Equity at exit: $25,506

Cash invested: $82,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,285 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$478 /mo · $5,732/yr
• Insurance: −$123
• HOA: −$100
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $347

Break-even live

Break-even rent $2,845

Max offer price $295,000

Occupancy floor 84%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 Crescent Ridge Dr Unit 1328076P College Station, TX	4.0	3.0	1980	$7,187	$3.63	21d	1	0.03mi
1424 Crescent Ridge Dr College Station, TX	2.0	2.0	1119	$1,269	$1.13	43d	1	0.04mi
2126 Crescent Pointe Pkwy College Station, TX	4.0	4.5	1864	$650	$0.35	43d	1	0.09mi
3819 Black Hawk Ln Unit 1328095P College Station, TX	2.0	2.0	1162	$4,264	$3.67	13d	1	0.20mi
1507 Copperfield Pkwy College Station, TX	2.0	2.0	1132	$1,215	$1.07	43d	1	0.30mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	21d	1	0.34mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	21d	1	0.37mi
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	13d	46	0.53mi
27 Gramercy Park Dr College Station, TX	2.0	2.0	1094	$1,185	$1.08	43d	1	0.57mi
3345 University Dr E Bryan, TX	1.0–2.0	1.0–2.0	989	$2,925	$2.96	13d	15	0.60mi
4050 Eastchester Dr Bryan, TX	2.0	1.0–2.0	904	$1,733	$1.92	13d	7	0.64mi
4150 Pendleton Dr Bryan, TX	1.0–3.0	1.0–3.0	1061	$1,955	$1.84	13d	28	0.80mi
4225 Pendleton Dr Bryan, TX	1.0–2.0	1.0–2.0	1022	$1,905	$1.86	13d	28	1.07mi
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	13d	1	1.15mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	43d	1	1.18mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: internetcablepoolsecurity

Listing history 19 events

1. 2026-04-22
   status Pending
2. 2026-03-23
   listed $295,000 Active
3. 2026-03-05
   soldstatus
4. 2023-08-24
   soldstatus Closed 760-char remark

   Show marketing remark (760 chars)

   Looking for an investment property for your Aggie to call home or for those Aggie football gamedays / Aggie events? Look no more. .. this turn-key 3 bedroom / 3.5 bath townhome is ready for you. Fabulous community with a pool, close to shopping and restaurants, wired for internet & cable, granite counter tops throughout, stainless appliances, double pane vinyl windows, 2" faux blinds, 9' ceilings throughout, wired for security system, crown molding & extensive trim, arched doorways. Flooring includes wood floors in entry, tile in living and all wet areas, carpet on stairs and in bedrooms. Neutral color palette to suit anyone's decor. Two-car garage, privacy fenced back yard. Furnishings also available. .. schedule your showing today!

5. 2023-08-22
   soldstatus
6. 2023-08-11
   status Pending 760-char remark

   Show marketing remark (760 chars)

   Looking for an investment property for your Aggie to call home or for those Aggie football gamedays / Aggie events? Look no more. .. this turn-key 3 bedroom / 3.5 bath townhome is ready for you. Fabulous community with a pool, close to shopping and restaurants, wired for internet & cable, granite counter tops throughout, stainless appliances, double pane vinyl windows, 2" faux blinds, 9' ceilings throughout, wired for security system, crown molding & extensive trim, arched doorways. Flooring includes wood floors in entry, tile in living and all wet areas, carpet on stairs and in bedrooms. Neutral color palette to suit anyone's decor. Two-car garage, privacy fenced back yard. Furnishings also available. .. schedule your showing today!

7. 2023-08-01
   status Active 760-char remark

   Show marketing remark (760 chars)

   Looking for an investment property for your Aggie to call home or for those Aggie football gamedays / Aggie events? Look no more. .. this turn-key 3 bedroom / 3.5 bath townhome is ready for you. Fabulous community with a pool, close to shopping and restaurants, wired for internet & cable, granite counter tops throughout, stainless appliances, double pane vinyl windows, 2" faux blinds, 9' ceilings throughout, wired for security system, crown molding & extensive trim, arched doorways. Flooring includes wood floors in entry, tile in living and all wet areas, carpet on stairs and in bedrooms. Neutral color palette to suit anyone's decor. Two-car garage, privacy fenced back yard. Furnishings also available. .. schedule your showing today!

8. 2023-08-01
   price $312,500 760-char remark

   Show marketing remark (760 chars)

   Looking for an investment property for your Aggie to call home or for those Aggie football gamedays / Aggie events? Look no more. .. this turn-key 3 bedroom / 3.5 bath townhome is ready for you. Fabulous community with a pool, close to shopping and restaurants, wired for internet & cable, granite counter tops throughout, stainless appliances, double pane vinyl windows, 2" faux blinds, 9' ceilings throughout, wired for security system, crown molding & extensive trim, arched doorways. Flooring includes wood floors in entry, tile in living and all wet areas, carpet on stairs and in bedrooms. Neutral color palette to suit anyone's decor. Two-car garage, privacy fenced back yard. Furnishings also available. .. schedule your showing today!

9. 2023-07-27
   status Pending 760-char remark

   Show marketing remark (760 chars)

   Looking for an investment property for your Aggie to call home or for those Aggie football gamedays / Aggie events? Look no more. .. this turn-key 3 bedroom / 3.5 bath townhome is ready for you. Fabulous community with a pool, close to shopping and restaurants, wired for internet & cable, granite counter tops throughout, stainless appliances, double pane vinyl windows, 2" faux blinds, 9' ceilings throughout, wired for security system, crown molding & extensive trim, arched doorways. Flooring includes wood floors in entry, tile in living and all wet areas, carpet on stairs and in bedrooms. Neutral color palette to suit anyone's decor. Two-car garage, privacy fenced back yard. Furnishings also available. .. schedule your showing today!

10. 2023-07-14
    price $314,900 760-char remark

    Show marketing remark (760 chars)

    Looking for an investment property for your Aggie to call home or for those Aggie football gamedays / Aggie events? Look no more. .. this turn-key 3 bedroom / 3.5 bath townhome is ready for you. Fabulous community with a pool, close to shopping and restaurants, wired for internet & cable, granite counter tops throughout, stainless appliances, double pane vinyl windows, 2" faux blinds, 9' ceilings throughout, wired for security system, crown molding & extensive trim, arched doorways. Flooring includes wood floors in entry, tile in living and all wet areas, carpet on stairs and in bedrooms. Neutral color palette to suit anyone's decor. Two-car garage, privacy fenced back yard. Furnishings also available. .. schedule your showing today!

11. 2023-06-29
    listed $319,000 Active 760-char remark

    Show marketing remark (760 chars)

    Looking for an investment property for your Aggie to call home or for those Aggie football gamedays / Aggie events? Look no more. .. this turn-key 3 bedroom / 3.5 bath townhome is ready for you. Fabulous community with a pool, close to shopping and restaurants, wired for internet & cable, granite counter tops throughout, stainless appliances, double pane vinyl windows, 2" faux blinds, 9' ceilings throughout, wired for security system, crown molding & extensive trim, arched doorways. Flooring includes wood floors in entry, tile in living and all wet areas, carpet on stairs and in bedrooms. Neutral color palette to suit anyone's decor. Two-car garage, privacy fenced back yard. Furnishings also available. .. schedule your showing today!

12. 2022-08-09
    soldstatus Sold 324-char remark

    Show marketing remark (324 chars)

    Extremely clean 3 bedroom 3.5 bath townhouse close to Texas AM. Could be a fantastic rental property or an investment property for your college student. Each bedroom has it's own bathroom with a great patio area and no back neighbors. Enjoy some downtime at the community pool. Please be sure to look at the 3D virtual tour.

13. 2022-08-09
    soldstatus

    Show marketing remark (324 chars)

    Extremely clean 3 bedroom 3.5 bath townhouse close to Texas AM. Could be a fantastic rental property or an investment property for your college student. Each bedroom has it's own bathroom with a great patio area and no back neighbors. Enjoy some downtime at the community pool. Please be sure to look at the 3D virtual tour.

14. 2022-08-01
    status Pending 324-char remark

    Show marketing remark (324 chars)

    Extremely clean 3 bedroom 3.5 bath townhouse close to Texas AM. Could be a fantastic rental property or an investment property for your college student. Each bedroom has it's own bathroom with a great patio area and no back neighbors. Enjoy some downtime at the community pool. Please be sure to look at the 3D virtual tour.

15. 2022-07-25
    status Option Pending 324-char remark

    Show marketing remark (324 chars)

    Extremely clean 3 bedroom 3.5 bath townhouse close to Texas AM. Could be a fantastic rental property or an investment property for your college student. Each bedroom has it's own bathroom with a great patio area and no back neighbors. Enjoy some downtime at the community pool. Please be sure to look at the 3D virtual tour.

16. 2022-07-22
    listed $299,000 Active 324-char remark

    Show marketing remark (324 chars)

    Extremely clean 3 bedroom 3.5 bath townhouse close to Texas AM. Could be a fantastic rental property or an investment property for your college student. Each bedroom has it's own bathroom with a great patio area and no back neighbors. Enjoy some downtime at the community pool. Please be sure to look at the 3D virtual tour.

17. 2016-07-05
    soldstatus
18. 2016-06-30
    soldstatus
19. 2016-05-24
    listed $209,900

ⓘ 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: $5,732 · $478/mo
• Projected year-2 tax: $5,732 · $478/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 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: $39,416
• − Mortgage interest: −$16,525
• − Property taxes: −$5,732
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,153
• − Management: −$3,153
• − HOA: −$1,200
• − Depreciation: −$8,582
• Taxable loss: −$404
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $4,264/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: Bryan ISD
• NCES district ID: 4811790
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,895
• Composite: 26.26/100
• National rank: #7253
• State rank: #608 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

+40.5% since first listed

19 events — show timeline

• 2026-04-22 Pending — BCSRMLS
• 2026-03-23 Listed $295,000 BCSRMLS
• 2026-03-05 Sold (Public Records) — Public Records
• 2023-08-24 Sold (MLS) — BCSRMLS
• 2023-08-22 Sold (Public Records) — Public Records
• 2023-08-11 Pending — BCSRMLS
• 2023-08-01 Relisted — BCSRMLS
• 2023-08-01 Price Changed $312,500 BCSRMLS
• 2023-07-27 Pending — BCSRMLS
• 2023-07-14 Price Changed $314,900 BCSRMLS
• 2023-06-29 Listed $319,000 BCSRMLS
• 2022-08-09 Sold (Public Records) — Public Records
• 2022-08-09 Sold (MLS) — HARMLS
• 2022-08-01 Pending — HARMLS
• 2022-07-25 Pending — HARMLS
• 2022-07-22 Listed $299,000 HARMLS
• 2016-07-05 Sold (Public Records) — Public Records
• 2016-06-30 Sold (MLS) — BCSRMLS
• 2016-05-24 Listed $209,900 BCSRMLS

Property tax history

+3.1%/yr

Latest (2025): $5,732 · -1.0% YoY. Source: county tax records.