110 Ridgecraft · College Station, TX 77845

$49,500

3 bd · 2.0 ba · 1,152 sqft · Other

Built 2017 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom Home | Open Concept | College Station Charming 2017 Clayton manufactured home offering 3 bedrooms and 2 full bathrooms with a bright open-concept layout that seamlessly connects the living room, dining area, and kitchen, creating a comfortable and functional living space. The beautifully designed kitchen features an updated chandelier fixture and includes an electric stove and dishwasher, with plenty of cabinet space for storage. The private primary suite is located at the back of the home, creating a desirable split floor plan that offers added privacy and quiet. The spacious primary bathroom includes a relaxing garden tub, perfect for unwinding after a long day. Enjoy the well-

Key facts

• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 35.0% 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 (+3.1%/yr); 1168 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k 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 + 3.1% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $49,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.90% ✓
• Cap rate: 34.95%
• Cash-on-cash: 102.36%
• DSCR: 5.55
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.13% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.87×
• Total profit: $67,558
• Equity at exit: $7,381

10-year hold

• IRR: —
• Equity multiple: 12.32×
• Total profit: $156,944
• Equity at exit: $4,280

Cash invested: $13,860 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $1,182

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 34%

Sensitivity live

Price	-10% $1,216	-5% $1,199	+0% $1,182	+5% $1,165	+10% $1,148
Rent	-10% $1,030	-5% $1,106	+0% $1,182	+5% $1,258	+10% $1,335
Rate	-1.0pp $1,207	-0.5pp $1,195	base $1,182	+0.5pp $1,169	+1.0pp $1,156

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Ridge Walk College Station, TX	3.0	2.0	1493	$2,199	$1.47	21d	1	0.13mi
112 Ridgeway Dr College Station, TX	3.0	2.0	1013	$1,399	$1.38	21d	1	0.14mi
117 Ridge Loop College Station, TX	3.0	2.0	1165	$1,499	$1.29	44d	1	0.21mi
193 Oak Run College Station, TX	3.0	2.0	1264	$1,899	$1.50	21d	1	0.25mi
136 Oak Leaf College Station, TX	4.0	2.0	1474	$2,499	$1.70	44d	1	0.27mi
156 Sunset Trl College Station, TX	4.0	2.0	1474	$1,999	$1.36	21d	1	0.35mi
410 Baby Bear Dr College Station, TX	3.0	3.0	1261	$700	$0.56	21d	1	0.78mi
3545 Paloma Ridge Dr College Station, TX	3.0	3.0	1323	$1,700	$1.28	44d	1	0.84mi
3011 Towers Pkwy College Station, TX	3.0	3.0	1271	$1,895	$1.49	44d	1	0.85mi
3510 Paloma Ridge Dr College Station, TX	3.0	3.0	1300	$1,650	$1.27	14d	1	0.89mi
511 Fraternity Row College Station, TX	3.0	2.0	1278	$1,800	$1.41	44d	1	1.07mi
3709 Oldenburg Ln College Station, TX	3.0	3.0	1338	$1,600	$1.20	44d	1	1.17mi
2310 Pronghorn Ln College Station, TX	3.0	2.0	1350	$1,550	$1.15	14d	1	1.45mi

Listing history 1 events

1. 2026-05-26
   listed $49,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,154
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$1,440
• Taxable income: $14,247
• Est. tax owed @ 24.0%: −$3,419
• After-tax cash flow: $10,768/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

Good 80/100 Cosmetic rehab

This 2017 Clayton manufactured home is in good condition with a good condition score of 80. It offers a bright open-concept layout and is move-in ready with minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value.
• Both New flooring in high-traffic areas — Freshens up the home and improves durability.
• Both New chandelier or lighting fixtures — Updates the kitchen and dining area, enhancing the home's appeal.
• Both New kitchen appliances — Modernizes the kitchen and improves functionality.
• Both New bathroom fixtures and vanity — Enhances the primary bathroom and improves functionality.
• Both New flooring in bathrooms — Freshens up the bathrooms and improves durability.
• Both New paint job — Enhances the overall appearance and improves curb appeal.
• Both New landscaping and curb appeal improvements — Enhances the overall appearance and improves curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value. ↑
• Both New flooring in high-traffic areas — Freshens up the home and improves durability. ↑
• Both New chandelier or lighting fixtures — Updates the kitchen and dining area, enhancing the home's appeal. ↑
• Both New kitchen appliances — Modernizes the kitchen and improves functionality. ↑
• Both New bathroom fixtures and vanity — Enhances the primary bathroom and improves functionality. ↑
• Both New flooring in bathrooms — Freshens up the bathrooms and improves durability. ↑
• Both New paint job — Enhances the overall appearance and improves curb appeal. ↑
• Both New landscaping and curb appeal improvements — Enhances the overall appearance and improves curb appeal. ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-05-26 Listed $49,500 FSBO.com