2303 W Creek Ln · College Station, TX 77845

$182,000

2 bd · 1.5 ba · 900 sqft · SingleFamily public records · 192 Days on market

Built 1983 4,373 sqft lot $202/sqft · at area comps Est $191k · at est.

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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 +9.5/15.0
• Cash flow +7.3/30.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! LEASED AT $1350 PER MONTH UNTIL 1/13/2027!!! This rare find in prime Southwood Valley offers a spacious living room with vaulted ceilings and a full brick fireplace that creates a warm, inviting atmosphere. The open kitchen and breakfast area flow seamlessly into the living space, making it perfect for entertaining. Enjoy a covered back patio and a large, fully fenced yard with mature trees. Two roomy bedrooms share a Jack & Jill bath, each with its own closet, and the corner lot provides ample parking. A new washer and refrigerator are also included for added convenience.

Key facts

• Full brick fireplace
• Covered back patio
• Fully fenced yard

Tags

• SPACIOUS LIVING ROOM
• FULL BRICK FIREPLACE
• OPEN KITCHEN
• COVERED BACK PATIO
• FULLY FENCED YARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (31.2% below list).
• Recommended offer: $125k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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-.
• 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 is only 17% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 192 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 12900% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,204 (31.2% 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 192 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 12.1

CMA / ARV

• ARV (median comp): $190,613
• List price: $182,000
• Delta: -4.52%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 San Saba Ct	0.16mi	2/1.0	950 (+6%)	19mo	$170,000	$179	65

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: -26.0%
• Equity multiple: 0.12×
• Total profit: $-44,895
• Equity at exit: $27,137

10-year hold

• IRR: -22.4%
• Equity multiple: -0.15×
• Total profit: $-58,453
• Equity at exit: $15,736

Cash invested: $50,960 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$954
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-244

Break-even live

Break-even rent $1,562

Max offer price $138,812

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-193	+0% $-244	+5% $-296	+10% $-348
Rent	-10% $-343	-5% $-294	+0% $-244	+5% $-195	+10% $-146
Rate	-1.0pp $-153	-0.5pp $-198	base $-244	+0.5pp $-292	+1.0pp $-340

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Welsh Ave College Station, TX	2.0	2.0	883	$925	$1.05	3d	1	0.08mi
608 Navarro Dr Unit 1328096P College Station, TX	2.0	2.0	936	$2,991	$3.20	21d	1	0.18mi
804 San Saba Dr College Station, TX	2.0	1.0	820	$1,150	$1.40	14d	1	0.25mi
709 San Benito Dr College Station, TX	2.0	2.0	890	$1,195	$1.34	21d	1	0.25mi
805 San Benito Dr College Station, TX	2.0	1.0	975	$1,300	$1.33	44d	1	0.27mi
714 San Benito Dr College Station, TX	2.0	2.0	910	$1,300	$1.43	14d	1	0.29mi
2403 Bosque Dr Unit B College Station, TX	2.0	1.0	778	$900	$1.16	44d	1	0.29mi
2400 Blanco Dr Unit D College Station, TX	2.0	1.0	777	$875	$1.13	21d	1	0.32mi
2406 Blanco Dr Unit B College Station, TX	2.0	1.0	800	$995	$1.24	44d	1	0.33mi
2406 Blanco Dr Unit B College Station, TX	2.0	1.0	800	$975	$1.22	21d	1	0.33mi
1112 Airline Dr College Station, TX	2.0	2.0	1000	$1,575	$1.57	14d	1	0.51mi
1711 Harvey Mitchell Pkwy S College Station, TX	1.0–5.0	1.0–5.0	326	$616	$1.89	44d	1	0.54mi
1806 Yellowhouse Cir College Station, TX	1.0–2.0	1.0	710	$1,050	$1.48	14d	7	0.65mi
1326 Airline Dr College Station, TX	3.0	2.0	1119	$1,450	$1.30	44d	1	0.74mi
502 Southwest Pkwy College Station, TX	1.0–2.0	1.0–2.0	660	$1,225	$1.86	14d	39	0.74mi
1401 Airline Dr Unit B College Station, TX	2.0	1.5	958	$1,400	$1.46	44d	1	0.76mi
528 Southwest Pkwy College Station, TX	2.0	1.0	975	$1,060	$1.09	21d	1	0.78mi
528 Southwest Pkwy College Station, TX	2.0	1.0	975	$1,039	$1.07	44d	1	0.78mi
603 Southwest Pkwy College Station, TX	2.0	2.0	900	$939	$1.04	14d	4	0.81mi
1101 Southwest Pkwy College Station, TX	2.0	1.5	1000	$979	$0.98	44d	1	0.82mi
808 Concho Pl College Station, TX	2.0	1.0	841	$1,150	$1.37	21d	1	0.93mi
1524 Hawk Tree Dr College Station, TX	2.0	1.0	850	$1,199	$1.41	21d	1	0.94mi
1525 Hillside Dr Unit CS College Station, TX	2.0	1.5	950	$1,295	$1.36	44d	1	0.96mi
700 Chalet Ct College Station, TX	3.0	1.5	1120	$1,600	$1.43	44d	1	0.98mi
1206 Georgia St College Station, TX	2.0	1.0	841	$1,000	$1.19	21d	1	1.04mi
1103 Phoenix St College Station, TX	2.0	2.0	928	$1,700	$1.83	44d	1	1.16mi
1600 Southwest Pkwy College Station, TX	1.0–3.0	1.0–2.5	1005	$1,150	$1.14	14d	21	1.17mi
213 Holleman Dr Unit 304 College Station, TX	2.0	2.5	1000	$1,660	$1.66	44d	1	1.22mi
1613 Southwest Pkwy College Station, TX	2.0	1.0	798	$1,150	$1.44	14d	1	1.26mi
1198 Jones Butler Rd College Station, TX	2.0–4.0	2.0–4.5	1425	$1,395	$0.98	14d	2	1.28mi
1198 Jones Butler Rd College Station, TX	1.0–4.0	1.5–4.5	1425	$1,233	$0.87	44d	3	1.28mi
2001 Holleman Dr W College Station, TX	1.0–4.0	1.0–4.0	981	$784	$0.80	21d	10	1.29mi
1411 Bermuda Ct College Station, TX	2.0	1.0	750	$995	$1.33	14d	1	1.30mi
1601 Anderson St College Station, TX	2.0	1.0	796	$938	$1.18	21d	5	1.33mi
1524 Pine Ridge Dr College Station, TX	2.0	1.0	789	$950	$1.20	44d	1	1.41mi
1402 Holleman Dr College Station, TX	1.0–2.0	1.0	700	$795	$1.14	21d	13	1.43mi
2300 Cottage Ln College Station, TX	2.0–5.0	2.0–5.0	1333	$710	$0.53	14d	33	1.47mi

Listing history 14 events

1. 2026-05-31
   days on market $182,000 Active 192 DOM
2. 2026-05-30
   days on market $182,000 Active 191 DOM
3. 2026-01-10
   historical $1,350
4. 2025-12-07
   price $1,350
5. 2025-12-03
   listed $1,400
6. 2025-11-20
   listed $182,000 Active 608-char remark

   Show marketing remark (608 chars)

   ATTENTION INVESTORS! LEASED AT $1350 PER MONTH UNTIL 1/13/2027!!! This rare find in prime Southwood Valley offers a spacious living room with vaulted ceilings and a full brick fireplace that creates a warm, inviting atmosphere. The open kitchen and breakfast area flow seamlessly into the living space, making it perfect for entertaining. Enjoy a covered back patio and a large, fully fenced yard with mature trees. Two roomy bedrooms share a Jack & Jill bath, each with its own closet, and the corner lot provides ample parking. A new washer and refrigerator are also included for added convenience.

7. 2025-07-07
   historical $1,350
8. 2025-06-19
   price $1,350
9. 2025-06-03
   listed $1,400
10. 2024-11-01
    soldstatus Closed 706-char remark

    Show marketing remark (706 chars)

    This is a rare find - a darling homeplex in a great location! Featuring a large living room with vaulted ceilings and a full brick fireplace. The kitchen and breakfast area are open to the living room making it easy to visit with friends and family, as well as entertain. Off the kitchen is a small covered back patio and a spacious fully fenced back yard. Two generous bedrooms share a Jack & Jill bath and each have their own closet. Mature trees and ample parking make this an easy and relaxing place to live. Located on a corner lot in a great spot in Southwood Valley it's just minutes to shopping and restaurants at the Jones Crossing/HEB center. Excellent schools are also just down the road.

11. 2024-10-22
    soldstatus
12. 2024-07-30
    status Pending 706-char remark

    Show marketing remark (706 chars)

    This is a rare find - a darling homeplex in a great location! Featuring a large living room with vaulted ceilings and a full brick fireplace. The kitchen and breakfast area are open to the living room making it easy to visit with friends and family, as well as entertain. Off the kitchen is a small covered back patio and a spacious fully fenced back yard. Two generous bedrooms share a Jack & Jill bath and each have their own closet. Mature trees and ample parking make this an easy and relaxing place to live. Located on a corner lot in a great spot in Southwood Valley it's just minutes to shopping and restaurants at the Jones Crossing/HEB center. Excellent schools are also just down the road.

13. 2024-07-18
    price $165,000 706-char remark

    Show marketing remark (706 chars)

    This is a rare find - a darling homeplex in a great location! Featuring a large living room with vaulted ceilings and a full brick fireplace. The kitchen and breakfast area are open to the living room making it easy to visit with friends and family, as well as entertain. Off the kitchen is a small covered back patio and a spacious fully fenced back yard. Two generous bedrooms share a Jack & Jill bath and each have their own closet. Mature trees and ample parking make this an easy and relaxing place to live. Located on a corner lot in a great spot in Southwood Valley it's just minutes to shopping and restaurants at the Jones Crossing/HEB center. Excellent schools are also just down the road.

14. 2024-04-12
    listed $175,000 Active 706-char remark

    Show marketing remark (706 chars)

    This is a rare find - a darling homeplex in a great location! Featuring a large living room with vaulted ceilings and a full brick fireplace. The kitchen and breakfast area are open to the living room making it easy to visit with friends and family, as well as entertain. Off the kitchen is a small covered back patio and a spacious fully fenced back yard. Two generous bedrooms share a Jack & Jill bath and each have their own closet. Mature trees and ample parking make this an easy and relaxing place to live. Located on a corner lot in a great spot in Southwood Valley it's just minutes to shopping and restaurants at the Jones Crossing/HEB center. Excellent schools are also just down the road.

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $3,331 · $278/mo
• Expected delta: +$891/yr (+$74/mo · 36.5%)

ⓘ 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 4/10 Moderate
• 🌡 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: $15,024
• − Mortgage interest: −$10,195
• − Property taxes: −$2,440
• − Insurance: −$910
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$5,295
• Taxable loss: −$6,219
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $-1,441/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

-99.2% since first listed

12 events — show timeline

• 2026-01-10 Rental Removed $1,350 BCSRMLS
• 2025-12-07 Price Changed $1,350 BCSRMLS
• 2025-12-03 Listed for Rent $1,400 BCSRMLS
• 2025-11-20 Listed $182,000 BCSRMLS
• 2025-07-07 Rental Removed $1,350 BCSRMLS
• 2025-06-19 Price Changed $1,350 BCSRMLS
• 2025-06-03 Listed for Rent $1,400 BCSRMLS
• 2024-11-01 Sold (MLS) — BCSRMLS
• 2024-10-22 Sold (Public Records) — Public Records
• 2024-07-30 Pending — BCSRMLS
• 2024-07-18 Price Changed $165,000 BCSRMLS
• 2024-04-12 Listed $175,000 BCSRMLS

Property tax history

+3.1%/yr

Latest (2025): $2,440 · +9.7% YoY. Source: county tax records.