1201 Hawk Tree Dr · College Station, TX 77845

$250,000

4 bd · 2.0 ba · 1,843 sqft · SingleFamily public records · 36 Days on market

Built 1974 0.26 ac lot $136/sqft · 10% below area Est $277k · 10% under ↓ 2% since listing

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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 +15.2/30.0
• ARV discount +11.9/15.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located in College Station's Southwood Valley, this 4-bedroom, 2-bath property at 1201 Hawk Tree offers a rare opportunity for investors, flippers, or buyers ready to bring new life to a classic home. Sitting on a spacious corner lot in a highly convenient location close to schools, shopping, dining, and everyday amenities, it has solid potential for the right buyer with vision. Inside, you’ll find original features and a functional layout ready for updates and improvements to make it your own. Whether you’re looking for your next renovation project, rental investment, or affordable entry into a great location, this property is priced with its condition in mind and off

Key facts

• Original features
• Functional layout
• Corner lot

Tags

• CORNER LOT
• ORIGINAL FEATURES
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer; Natural gas available; Underground utilities
• Home design: Single-family residence; One story; Slab foundation
• Construction: Composition shingle roof
• Exterior features: Chain link fencing; Approximately 0.264-acre lot

Interior

• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central natural gas heating; Central electric cooling; Ceiling fans
• Interior features: Laminate countertops; Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (2.9% below list).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 32 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 33% 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 $8k 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 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (median comp): $276,839
• List price: $250,000
• Delta: -7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2804 Pueblo Ct N	0.67mi	4/2.0	1,836 (-0%)	2mo	$365,000	$199	66
1605 Todd Trl	0.45mi	4/2.0	1,956 (+6%)	12mo	$280,000	$143	59
1902 Bee Creek Dr	0.55mi	4/2.0	2,004 (+9%)	2mo	$335,000	$167	58
2725 Brothers Blvd	0.45mi	3/3.0 (-1)	1,960 (+6%)	12mo	$299,000	$153	49
2813 Socorro Ct	0.50mi	3/2.5 (-1)	1,688 (-8%)	13mo	$308,000	$182	45
2715 Adrienne Cir	0.58mi	3/2.0 (-1)	1,749 (-5%)	18mo	$249,000	$142	44
1206 Haley Pl	0.23mi	3/2.0 (-1)	1,569 (-15%)	23mo	$339,000	$216	40

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-34,649
• Equity at exit: $37,276

10-year hold

• IRR: -4.6%
• Equity multiple: 0.69×
• Total profit: $-21,448
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$416 /mo · $4,994/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $85

Break-even live

Break-even rent $2,318

Max offer price $250,000

Occupancy floor 91%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Harvey Mitchell Pkwy S College Station, TX	3.0	4.0	1838	$1,950	$1.06	43d	1	0.18mi
1218 Haley Pl College Station, TX	3.0	2.0	1418	$2,195	$1.55	13d	1	0.28mi
1909 Langford St Unit 1328073P College Station, TX	4.0	2.0	2271	$5,828	$2.57	13d	1	0.42mi
701 Balcones Dr Unit 51 College Station, TX	3.0	2.0	1235	$1,375	$1.11	43d	1	0.44mi
1600 Southwest Pkwy College Station, TX	1.0–3.0	1.0–2.5	1005	$1,500	$1.49	13d	21	0.82mi
2310 Pronghorn Ln College Station, TX	3.0	2.0	1350	$1,550	$1.15	13d	1	0.84mi
3013 Normand Dr College Station, TX	3.0	1.5	1479	$1,600	$1.08	13d	1	0.89mi
1302 Laura Ln College Station, TX	3.0	2.0	1460	$1,825	$1.25	21d	1	0.99mi
1301 Haines Dr College Station, TX	4.0	2.0	1790	$2,200	$1.23	21d	1	1.04mi
529 Southwest Pkwy College Station, TX	1.0–4.0	1.0–4.0	1218	$1,750	$1.44	13d	1	1.06mi
400 Heather Ln College Station, TX	3.0	2.0	1723	$2,400	$1.39	43d	1	1.07mi
515 Southwest Pkwy College Station, TX	1.0–4.0	1.0–4.0	1236	$1,960	$1.59	21d	1	1.07mi
511 Fraternity Row College Station, TX	3.0	2.0	1278	$1,800	$1.41	43d	1	1.10mi
521 Southwest Pkwy #303 College Station, TX	4.0	4.0	1236	$460	$0.37	13d	1	1.11mi
527 Southwest Pkwy #103 College Station, TX	4.0	4.0	1236	$2,800	$2.27	21d	1	1.12mi
527 Southwest Pkwy College Station, TX	4.0	4.0	1236	$1,625	$1.31	43d	2	1.13mi
3209 Salzburg Ct College Station, TX	4.0	2.0	2253	$2,800	$1.24	43d	1	1.17mi
602 Townplace Dr Unit 1328092P College Station, TX	3.0	3.0	1291	$3,348	$2.59	21d	1	1.22mi
1409 Clement Ct Unit 1328074P College Station, TX	4.0	2.0	1991	$5,418	$2.72	13d	1	1.23mi
512 Camp Ct Unit 1328090P College Station, TX	3.0	2.0	1388	$3,624	$2.61	13d	1	1.23mi
1105 Glade St Unit 1328055P College Station, TX	5.0	3.0	2077	$6,440	$3.10	13d	1	1.26mi
3210 Neuburg Ct College Station, TX	5.0	4.5	2186	$800	$0.37	43d	1	1.28mi
118 Kimber Ln College Station, TX	4.0	4.0	1853	$500	$0.27	21d	1	1.31mi
104 Tang Cake Dr College Station, TX	4.0	4.0	1853	$2,800	$1.51	13d	1	1.32mi
301 Southwest Pkwy College Station, TX	4.0	4.0–4.5	1538	$2,200	$1.43	43d	2	1.32mi
131 Deacon Dr W College Station, TX	4.0	4.0	1775	$2,000	$1.13	43d	1	1.33mi
2330 Autumn Chase Loop Unit B College Station, TX	3.0	3.0	1364	$1,650	$1.21	21d	1	1.38mi
2409 Colgate Cir College Station, TX	5.0	3.0	1870	$750	$0.40	43d	1	1.43mi
902 Holik Dr College Station, TX	3.0	2.0	2013	$2,400	$1.19	43d	1	1.45mi
1200 Village Dr College Station, TX	3.0	2.0	1443	$1,750	$1.21	13d	1	1.46mi
1200 Village Dr College Station, TX	3.0	2.0	1443	$1,750	$1.21	21d	1	1.46mi
3211 Sergeant Dr College Station, TX	4.0	4.0	1618	$2,400	$1.48	44d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $250,000 Active 36 DOM
2. 2026-06-17
   price $250,000 Active 35 DOM
3. 2026-06-17
   days on market $255,000 Active 35 DOM
4. 2026-06-16
   days on market $255,000 Active 34 DOM
5. 2026-06-15
   days on market $255,000 Active 33 DOM
6. 2026-06-14
   days on market $255,000 Active 31 DOM
7. 2026-06-13
   days on market $255,000 Active 30 DOM
8. 2026-06-10
   days on market $255,000 Active 28 DOM
9. 2026-06-09
   days on market $255,000 Active 27 DOM
10. 2026-06-08
    days on market $255,000 Active 26 DOM
11. 2026-06-07
    days on market $255,000 Active 25 DOM
12. 2026-06-05
    days on market $255,000 Active 22 DOM
13. 2026-06-02
    days on market $255,000 Active 20 DOM
14. 2026-06-01
    days on market $255,000 Active 19 DOM
15. 2026-05-31
    days on market $255,000 Active 18 DOM
16. 2026-05-30
    days on market $255,000 Active 17 DOM
17. 2026-05-13
    listed $255,000 Active 845-char remark

ⓘ 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: $4,994 · $416/mo
• Projected year-2 tax: $4,994 · $416/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 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: $29,116
• − Mortgage interest: −$14,004
• − Property taxes: −$4,994
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$7,273
• Taxable loss: −$3,063
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $1,761/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

-2.0% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $250,000 BCSRMLS
• 2026-05-13 Listed $255,000 BCSRMLS

Property tax history

+3.4%/yr

Latest (2025): $4,994 · -5.6% YoY. Source: county tax records.