1216 Holik Dr Unit A-D · College Station, TX 77840

$455,000

8 bd · 4.0 ba · 3,960 sqft · MultiFamily · 188 Days on market

Built 1975 Poor condition 6,985 sqft lot $115/sqft · at area comps Est $453k · at est. ↓ 51% 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 +21.2/30.0
• ARV discount +7.3/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Unique Investment Opportunity – 4-Plex Package in College Station, Texas. Addresses: 1216 Holik Dr. 4-plexes. Just minutes from Texas A & M University—and positioned right behind Target and HEB—this property offers exceptional convenience in one of the city’s desirable rental areas. The package is 100% occupied, reflecting stable tenancy and strong rental performance. Each building features spacious two-story, 2-bedroom, 1-bath townhome-style units with open living areas, unique wooden staircases, and private patios both upstairs and downstairs. Residents enjoy in-unit washers and dryers, along with all major kitchen appliances, which adds to the overall appeal. Nestled among mature trees and backing onto a peaceful creek, the properties offer a serene, park-like setting with ample outdoor space and natural shade, all with a close distance to Lemon Tree Park. This combination of location, amenities, and consistent occupancy makes these 4-plexes an outstanding investment in the heart of College Station.

Key facts

• Private patios
• Mature trees
• 6,985 sq ft lot

Tags

• SPACIOUS TWO STORY UNITS
• UNIQUE WOODEN STAIRCASES
• PRIVATE PATIOS
• IN UNIT WASHERS AND DRYERS
• MAJOR KITCHEN APPLIANCES
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $455k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive. Per door: $165/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $455k).
• Recommended offer: $400k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 fast (+6.2%/yr); 305 active listings in the ZIP; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $4,817/mo this rent would consume 190% 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 $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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $127k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $400,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $453,456
• List price: $455,000
• Delta: 0.34%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-15,343
• Equity at exit: $67,842

10-year hold

• IRR: 9.9%
• Equity multiple: 1.88×
• Total profit: $112,260
• Equity at exit: $39,340

Cash invested: $127,400 (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: 305
• Price-to-rent: 31.5×

Monthly cashflow live

• Estimated rent: $4,817 high
• Mortgage (P&I): −$2,386
• Tax est. 1.5%: −$569 /mo · $6,825/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $661

Break-even live

Break-even rent $3,980

Max offer price $455,000

Occupancy floor 81%

Sensitivity live

Price	-10% $975	-5% $818	+0% $661	+5% $504	+10% $347
Rent	-10% $280	-5% $471	+0% $661	+5% $851	+10% $1,042
Rate	-1.0pp $890	-0.5pp $777	base $661	+0.5pp $543	+1.0pp $423

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,816
Total (4 units)			$4,817

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $455,000 Active 188 DOM
2. 2026-06-17
   days on market $455,000 Active 187 DOM
3. 2026-06-16
   days on market $455,000 Active 186 DOM
4. 2026-06-15
   days on market $455,000 Active 185 DOM
5. 2026-06-14
   days on market $455,000 Active 183 DOM
6. 2026-06-13
   days on market $455,000 Active 182 DOM
7. 2026-06-10
   days on market $455,000 Active 180 DOM
8. 2026-06-09
   days on market $455,000 Active 179 DOM
9. 2026-06-08
   days on market $455,000 Active 178 DOM
10. 2026-06-07
    days on market $455,000 Active 177 DOM
11. 2026-06-05
    days on market $455,000 Active 174 DOM
12. 2026-06-02
    days on market $455,000 Active 172 DOM
13. 2026-06-01
    days on market $455,000 Active 171 DOM
14. 2026-05-31
    days on market $455,000 Active 170 DOM
15. 2026-05-30
    days on market $455,000 Active 169 DOM
16. 2026-01-29
    price $455,000 1045-char remark

    Show marketing remark (1125 chars)

    Unique Investment Opportunity – Two side-by-side 4-Plex Package in College Station, Texas. Addresses: 1216 Holik Dr. and 1218 Holik Dr. - a rare package of two side-by-side 4-plexes. Just minutes from Texas A & M University—and positioned right behind Target and HEB—these properties offer exceptional convenience in one of the city’s desirable rental areas. The package is 100% occupied, reflecting stable tenancy and strong rental performance. Each building features spacious two-story, 2-bedroom, 1-bath townhome-style units with with open living areas, unique wooden staircases, and private patios both upstairs and downstairs. Residents enjoy in-unit washers and dryers along with all major kitchen appliances, adding to the overall appeal. Nestled among mature trees and backing to a peaceful creek, the properties offer a serene, park-like setting with plenty of outdoor space and natural shade, all within walking distance to Lemon Tree Park. This combination of location, amenities, and consistent occupancy makes these 4-plexes an outstanding investment in the heart of College Station.

17. 2026-01-29
    price $910,000 1125-char remark

    Show marketing remark (1125 chars)

    Unique Investment Opportunity – Two side-by-side 4-Plex Package in College Station, Texas. Addresses: 1216 Holik Dr. and 1218 Holik Dr. - a rare package of two side-by-side 4-plexes. Just minutes from Texas A & M University—and positioned right behind Target and HEB—these properties offer exceptional convenience in one of the city’s desirable rental areas. The package is 100% occupied, reflecting stable tenancy and strong rental performance. Each building features spacious two-story, 2-bedroom, 1-bath townhome-style units with with open living areas, unique wooden staircases, and private patios both upstairs and downstairs. Residents enjoy in-unit washers and dryers along with all major kitchen appliances, adding to the overall appeal. Nestled among mature trees and backing to a peaceful creek, the properties offer a serene, park-like setting with plenty of outdoor space and natural shade, all within walking distance to Lemon Tree Park. This combination of location, amenities, and consistent occupancy makes these 4-plexes an outstanding investment in the heart of College Station.

18. 2025-12-12
    listed $465,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    Unique Investment Opportunity – 4-Plex Package in College Station, Texas. Addresses: 1216 Holik Dr. 4-plexes. Just minutes from Texas A & M University—and positioned right behind Target and HEB—this property offers exceptional convenience in one of the city’s desirable rental areas. The package is 100% occupied, reflecting stable tenancy and strong rental performance. Each building features spacious two-story, 2-bedroom, 1-bath townhome-style units with open living areas, unique wooden staircases, and private patios both upstairs and downstairs. Residents enjoy in-unit washers and dryers, along with all major kitchen appliances, which adds to the overall appeal. Nestled among mature trees and backing onto a peaceful creek, the properties offer a serene, park-like setting with ample outdoor space and natural shade, all with a close distance to Lemon Tree Park. This combination of location, amenities, and consistent occupancy makes these 4-plexes an outstanding investment in the heart of College Station.

19. 2025-12-11
    listed $930,000 Active 1125-char remark

    Show marketing remark (1125 chars)

    Unique Investment Opportunity – Two side-by-side 4-Plex Package in College Station, Texas. Addresses: 1216 Holik Dr. and 1218 Holik Dr. - a rare package of two side-by-side 4-plexes. Just minutes from Texas A & M University—and positioned right behind Target and HEB—these properties offer exceptional convenience in one of the city’s desirable rental areas. The package is 100% occupied, reflecting stable tenancy and strong rental performance. Each building features spacious two-story, 2-bedroom, 1-bath townhome-style units with with open living areas, unique wooden staircases, and private patios both upstairs and downstairs. Residents enjoy in-unit washers and dryers along with all major kitchen appliances, adding to the overall appeal. Nestled among mature trees and backing to a peaceful creek, the properties offer a serene, park-like setting with plenty of outdoor space and natural shade, all within walking distance to Lemon Tree Park. This combination of location, amenities, and consistent occupancy makes these 4-plexes an outstanding investment in the heart of College Station.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 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: $57,804
• − Mortgage interest: −$25,487
• − Property taxes: −$6,825
• − Insurance: −$2,275
• − Repairs & maintenance: −$4,624
• − Management: −$4,624
• − Depreciation: −$13,236
• Taxable income: $732
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $7,757/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This 4-plex property requires extensive repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major exterior paint — Significant wear and tear
• Major concrete ground — Visible cracks and wear
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both repair and paint exterior — Enhances curb appeal and rental value
• Both repair and paint interior walls — Improves living space and rental appeal
• Both repair and paint concrete ground — Enhances overall appearance and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
exterior paint · Significant wear and tear	Major	$15,000–50,000
concrete ground · Visible cracks and wear	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and paint exterior — Enhances curb appeal and rental value ↑
• Both repair and paint interior walls — Improves living space and rental appeal ↑
• Both repair and paint concrete ground — Enhances overall appearance and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-51.1% since first listed

4 events — show timeline

• 2026-01-29 Price Changed $455,000 BCSRMLS
• 2026-01-29 Price Changed $910,000 BCSRMLS
• 2025-12-12 Listed $465,000 BCSRMLS
• 2025-12-11 Listed $930,000 BCSRMLS