10648 Knox Landing Dr · College Station, TX 77845

$280,030

4 bd · 2.0 ba · 1,797 sqft · SingleFamily · 100 Days on market

Built 2026 Good condition 5,227 sqft lot $156/sqft · 9% below area Est $307k · 9% under $33/mo HOA · 2% of rent ↓ 1% since listing

---

Why this score? — see what drove the D 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 +11.5/15.0
• Cash flow +8.8/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the incredible Texas Cali floorplan at Knox Landing in Bryan, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 2026

Tags

• OPEN SPACE LIVING ROOM
• BEAUTIFULLY DESIGNED KITCHEN
• SHAKER-STYLE CABINETRY
• GRANITE OR QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• BACKYARD COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.6% below list).
• Recommended offer: $220k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.4% 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.
• Zoned schools: Sam Houston El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 457 students, 38% FRL); Sam Rayburn (math 42% / reading 34%, grade F, #717 of 1,662 statewide, top 44%, 1,173 students, 74% FRL); Travis B Bryan H S (math 22% / reading 34%, grade F, #1,170 of 1,632 statewide, top 72%, 2,419 students, 67% FRL).
• Market conditions: Rents rising (+3.1%/yr); 1463 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 100 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,638 (21.6% 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 100 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.78% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (median comp): $307,205
• List price: $280,030
• Delta: -7.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10652 Knox Landing Dr	0.02mi	4/2.0	1,665 (-7%)	1mo	$288,030	$173	86
10649 Knox Landing Dr	0.03mi	4/2.0	1,665 (-7%)	1mo	$288,380	$173	85
4529 Wisenbaker Way	0.21mi	4/2.5	1,789 (-0%)	3mo	$316,805	$177	85
10632 Knox Landing Dr	0.03mi	3/2.0 (-1)	1,595 (-11%)	0mo	$275,920	$173	75
10643 Knox Landing Dr	0.04mi	4/3.0	2,042 (+14%)	1mo	$315,105	$154	70
10603 Scarlet Peak Ct	0.29mi	3/2.0 (-1)	1,897 (+6%)	3mo	$340,000	$179	70
10712 Aston Ct	0.14mi	4/3.0	2,012 (+12%)	3mo	$349,900	$174	67
10707 Aston Ct	0.17mi	4/3.0	2,012 (+12%)	3mo	$329,900	$164	65
10711 Aston Ct	0.18mi	4/3.0	2,012 (+12%)	4mo	$334,900	$166	64
4412 Albritton Ave	0.20mi	4/3.0	2,012 (+12%)	4mo	$334,900	$166	63
4522 Wisenbaker Way	0.21mi	4/3.0	2,012 (+12%)	4mo	$338,900	$168	63
4791 Native Tree Ln	0.30mi	3/2.0 (-1)	1,548 (-14%)	2mo	$285,000	$184	56

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: -23.9%
• Equity multiple: 0.18×
• Total profit: $-64,073
• Equity at exit: $41,753

10-year hold

• IRR: -18.4%
• Equity multiple: -0.00×
• Total profit: $-78,793
• Equity at exit: $24,212

Cash invested: $78,408 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 71 active · 20 under contract
• Months of supply: 17.8 mo (6%/mo absorbed)
• Median asking: $301,900 ($181/sqft)
• Median days on market: 92 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -5.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77845

• Rents YoY: 3.1%
• Active inventory: 1463
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,469
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-300

Break-even live

Break-even rent $2,576

Max offer price $236,686

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-203	+0% $-300	+5% $-396	+10% $-493
Rent	-10% $-473	-5% $-386	+0% $-300	+5% $-213	+10% $-126
Rate	-1.0pp $-159	-0.5pp $-228	base $-300	+0.5pp $-372	+1.0pp $-446

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: $70,008
• Closing costs: $8,401
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	62d	46	1.50mi

Listing history 27 events

1. 2026-08-08
   days on market $280,030 Active 100 DOM
2. 2026-08-07
   days on market $280,030 Active 99 DOM
3. 2026-08-06
   days on market $280,030 Active 98 DOM
4. 2026-08-05
   days on market $280,030 Active 97 DOM
5. 2026-08-04
   days on market $280,030 Active 96 DOM
6. 2026-08-03
   days on market $280,030 Active 95 DOM
7. 2026-08-01
   price $280,030 Active 92 DOM
8. 2026-07-31
   days on market $285,030 Active 92 DOM
9. 2026-07-29
   days on market $285,030 Active 90 DOM
10. 2026-07-27
    days on market $285,030 Active 88 DOM
11. 2026-07-25
    days on market $285,030 Active 86 DOM
12. 2026-07-23
    days on market $285,030 Active 84 DOM
13. 2026-07-22
    price $285,030 Active 83 DOM
14. 2026-07-22
    days on market $288,030 Active 83 DOM
15. 2026-07-21
    days on market $288,030 Active 82 DOM
16. 2026-07-18
    pricedays on market $288,030 Active 79 DOM
17. 2026-07-16
    days on market $295,030 Active 77 DOM
18. 2026-07-16
    days on market $295,030 Active 76 DOM
19. 2026-07-14
    days on market $295,030 Active 75 DOM
20. 2026-07-13
    status $295,030 Active 74 DOM
21. 2026-04-10
    price $295,030 722-char remark

    Show marketing remark (1060 chars)

    Step into the incredible Texas Cali floorplan at Knox Landing in Bryan, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet. The Texas Cali floorplan was designed with you in mind with plenty of space to move around. The smart home package is included to keep your home connected. Control and secure your home through the Qolsys smart panel, through your phone, or even with your voice. With comfort and functionality, our Texas Cali floorplan is living at its finest.

22. 2026-04-10
    price $295,030 1060-char remark

    Show marketing remark (1060 chars)

    Step into the incredible Texas Cali floorplan at Knox Landing in Bryan, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet. The Texas Cali floorplan was designed with you in mind with plenty of space to move around. The smart home package is included to keep your home connected. Control and secure your home through the Qolsys smart panel, through your phone, or even with your voice. With comfort and functionality, our Texas Cali floorplan is living at its finest.

23. 2026-04-08
    price $295,030
24. 2026-04-07
    price $300,030
25. 2026-03-11
    listed $298,545 Active
26. 2026-03-09
    listed $298,545 Active 1060-char remark

    Show marketing remark (722 chars)

    Step into the incredible Texas Cali floorplan at Knox Landing in Bryan, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet.

27. 2026-03-09
    listed $298,545 Active 722-char remark

    Show marketing remark (722 chars)

    Step into the incredible Texas Cali floorplan at Knox Landing in Bryan, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $26,357
• − Mortgage interest: −$15,686
• − Property taxes: −$4,200
• − Insurance: −$2,198
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − HOA: −$396
• − Depreciation: −$8,146
• Taxable loss: −$8,487
• Est. tax savings @ 24.0%: +$2,037
• After-tax cash flow: $-1,558/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 Est. rehab $8,985–$26,955 screening

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Install new flooring in secondary bedrooms — New flooring improves the look and feel of the home, making it more appealing for both resale and rental. ↑
• Both Add landscaping around the front of the house — Enhances curb appeal and adds value to the home's exterior. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Sam Houston El C+ TX #505/4,322 Nat'l #8,534/41,679 Middle Stephen F Austin F TX #1,036/1,662 Nat'l #8,750/14,009 High Travis B Bryan H S F TX #1,170/1,632 Nat'l #11,740/17,239

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

A Composite livability gradescore 83/100

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 · 267,942 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: 13% of renters

---

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

-1.2% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $295,030 HARMLS
• 2026-04-10 Price Changed $295,030 BCSRMLS
• 2026-04-08 Price Changed $295,030 Zillow
• 2026-04-07 Price Changed $300,030 Zillow
• 2026-03-11 Listed $298,545 Zillow
• 2026-03-09 Listed $298,545 BCSRMLS
• 2026-03-09 Listed $298,545 HARMLS