1135 Toledo Bend Dr · College Station, TX 77845

$269,530

3 bd · 2.0 ba · 1,390 sqft · SingleFamily · 46 Days on market

Built 2026 Fair condition 4,399 sqft lot $42/mo HOA · 2% of rent ↓ 7% since listing

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out the Brooke Plan at Midtown Reserve in College Station, TX. This single-story, 3-bedroom, 2-bathroom home features approximately 1,390 square feet of living space. At the entrance of the home, you can find a cozy foyer and coat closet, which meets the utility room with garage access. Past this space is the open-concept living, kitchen, and dining areas. The kitchen is complete with granite or quartz countertops and stainless-steel appliances. There are also plenty of windows throughout this space offering a plethora of natural lighting. Off the dining room is the back door with access to a covered patio and fenced backyard. Through the kitchen, you’ll find both secondary bedrooms with the secondary bathroom nestled in between. Both bedrooms have a window, closet, and carpeted flooring. The bathroom has a shower/tub combo with ceramic tile surround, along with a granite or quartz vanity top. At the back of the home is the primary bedroom with primary bathroom access. Here, you’ll find a walk-in shower, granite or quartz vanity, and spacious walk-in closet with plenty of storage.

Key facts

• Covered patio
• Cozy foyer
• Coat closet

Tags

• COZY FOYER
• COAT CLOSET
• OPEN-CONCEPT LIVING
• GRANITE OR QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• COVERED PATIO

Property features AI

Finance

• HOA & community: HOA of Midtown; Annual HOA fee of $500 covering common areas

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-story (all main rooms listed on first floor)
• Construction: Built in 2026; Composition roof; Slab foundation; Built by D.R. Horton
• Exterior features: Subdivision lot

Interior

• Kitchen: ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on first floor; Three additional bedrooms on first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Programmable thermostat; ENERGY STAR qualified appliances

🏗️ New construction. The $269,530 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,585.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (18.7% below list).
• Recommended offer: $219k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• Zoned schools: Southwood Valley El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 658 students, 63% FRL); A & M Consolidated Middle (math 52% / reading 54%, grade C+, #281 of 1,662 statewide, top 18%, 710 students, 52% FRL); A & M Cons H S (math 65% / reading 66%, grade B, #193 of 1,632 statewide, top 12%, 2,139 students, 32% FRL) — zoned schools average 49% FRL vs 24% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 1179 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $2k of loan paydown is wiped out by about $9k 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 46 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $219,038 (18.7% 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 46 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (median comp): $284,585
• List price: $269,530
• Delta: -5.29%
• 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
1162 Toledo Bend Dr	0.00mi	3/2.0	1,390 (0%)	1mo	$282,035	$203	99
1167 Toledo Bnd	0.00mi	3/2.0	1,390 (0%)	3mo	$283,955	$204	98
1134 Toledo Bend Dr	0.00mi	3/2.0	1,293 (-7%)	1mo	$276,435	$214	88
1136 Toledo Bend Dr	0.00mi	3/2.0	1,489 (+7%)	1mo	$300,185	$202	88
1121 Amistad Loop	0.17mi	3/2.5	1,393 (+0%)	3mo	$254,900	$183	88
1169 Toledo Bnd	0.00mi	3/2.0	1,489 (+7%)	3mo	$285,335	$192	86
1179 Toledo Bnd	0.00mi	3/2.0	1,293 (-7%)	4mo	$274,500	$212	85
1079 Toledo Bend Dr	0.19mi	3/2.0	1,437 (+3%)	1mo	$285,000	$198	85
918 Kickapoo Ln	0.21mi	3/2.0	1,457 (+5%)	1mo	$285,000	$196	81
1130 Toledo Bend Dr	0.00mi	3/2.0	1,539 (+11%)	1mo	$311,535	$202	81
1166 Toledo Bnd	0.00mi	3/2.0	1,539 (+11%)	3mo	$288,405	$187	80
1102 Amistad Loop	0.19mi	3/2.0	1,598 (+15%)	0mo	$275,000	$172	66

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-63,495
• Equity at exit: $42,433

10-year hold

• IRR: -17.4%
• Equity multiple: 0.04×
• Total profit: $-76,695
• Equity at exit: $24,606

Cash invested: $79,684 (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: 1179
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,269/yr
• Insurance: −$119
• HOA: −$42
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-278

Break-even live

Break-even rent $2,543

Max offer price $244,314

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-180	+0% $-278	+5% $-377	+10% $-475
Rent	-10% $-451	-5% $-365	+0% $-278	+5% $-192	+10% $-105
Rate	-1.0pp $-135	-0.5pp $-206	base $-278	+0.5pp $-352	+1.0pp $-427

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: $71,146
• Closing costs: $8,538
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
967 Toledo Bend Dr College Station, TX	3.0	2.0	1859	$2,300	$1.24	22d	1	0.05mi
1206 Amistad Loop College Station, TX	3.0	2.0	1556	$2,100	$1.35	45d	1	0.08mi
1218 Amistad Loop College Station, TX	3.0	2.5	1855	$2,300	$1.24	22d	1	0.10mi
975 Lady Bird Ln College Station, TX	3.0	2.5	1829	$2,450	$1.34	45d	1	0.10mi
841 Mineral Wells Ln College Station, TX	3.0	2.0	1580	$2,450	$1.55	15d	1	0.15mi
960 Lady Bird Ln College Station, TX	3.0	2.5	1565	$2,200	$1.41	15d	1	0.16mi
760 Double Mountain Rd College Station, TX	3.0	2.5	1828	$2,400	$1.31	22d	1	0.17mi
1012 Amistad Loop College Station, TX	3.0	2.0	1598	$2,350	$1.47	15d	1	0.20mi
950 Town Lake Dr Unit 5302 College Station, TX	2.0	2.0	1051	$1,642	$1.56	45d	1	0.25mi
950 Town Lake Dr Unit 7207 College Station, TX	2.0	2.0	1144	$1,796	$1.57	45d	1	0.25mi
950 Town Lake Dr Unit 5312 College Station, TX	2.0	2.0	1051	$1,646	$1.57	45d	1	0.25mi
950 Town Lake Dr Unit 4212 College Station, TX	2.0	2.0	1039	$1,647	$1.59	45d	1	0.29mi
950 Town Lake Dr College Station, TX	2.0	2.0	1082	$1,650	$1.52	45d	1	0.29mi
889 Kickapoo Ln College Station, TX	3.0	2.0	1490	$2,250	$1.51	45d	1	0.31mi
4011 Texas 6 Frontage Rd College Station, TX	2.0	2.0	1107	$1,100	$0.99	45d	1	0.84mi
4011 Windswept Dr College Station, TX	3.0	2.0	1314	$2,000	$1.52	45d	1	1.01mi
4009 Hunter Creek Dr College Station, TX	4.0	2.0	1787	$2,000	$1.12	22d	1	1.15mi
1505 Richland Ct N College Station, TX	4.0	2.0	1610	$2,250	$1.40	22d	1	1.26mi
3717 Dove Crossing Ln College Station, TX	4.0	3.0	1692	$2,100	$1.24	45d	1	1.32mi
1407 Front Royal Dr College Station, TX	3.0	2.0	1479	$2,000	$1.35	45d	1	1.34mi
922 Turtle Dove Trl College Station, TX	4.0	3.0	1764	$2,200	$1.25	45d	1	1.40mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 19 events

1. 2026-06-21
   pricedays on market $269,530 Active 46 DOM
2. 2026-06-18
   days on market $269,528 Active 43 DOM
3. 2026-06-17
   days on market $269,528 Active 42 DOM
4. 2026-06-16
   days on market $269,528 Active 41 DOM
5. 2026-06-15
   days on market $269,528 Active 40 DOM
6. 2026-06-14
   days on market $269,528 Active 38 DOM
7. 2026-06-13
   pricedays on market $269,528 Active 37 DOM
8. 2026-06-10
   days on market $284,528 Active 35 DOM
9. 2026-06-09
   days on market $284,528 Active 34 DOM
10. 2026-06-08
    days on market $284,528 Active 33 DOM
11. 2026-06-07
    days on market $284,528 Active 32 DOM
12. 2026-06-05
    days on market $284,528 Active 29 DOM
13. 2026-06-02
    days on market $284,528 Active 27 DOM
14. 2026-06-01
    days on market $284,528 Active 26 DOM
15. 2026-05-31
    days on market $284,528 Active 25 DOM
16. 2026-05-30
    days on market $284,528 Active 24 DOM
17. 2026-05-06
    listed $290,335 Active 1458-char remark

    Show marketing remark (1115 chars)

    Check out the Brooke Plan at Midtown Reserve in College Station, TX. This single-story, 3-bedroom, 2-bathroom home features approximately 1,390 square feet of living space. At the entrance of the home, you can find a cozy foyer and coat closet, which meets the utility room with garage access. Past this space is the open-concept living, kitchen, and dining areas. The kitchen is complete with granite or quartz countertops and stainless-steel appliances. There are also plenty of windows throughout this space offering a plethora of natural lighting. Off the dining room is the back door with access to a covered patio and fenced backyard. Through the kitchen, you’ll find both secondary bedrooms with the secondary bathroom nestled in between. Both bedrooms have a window, closet, and carpeted flooring. The bathroom has a shower/tub combo with ceramic tile surround, along with a granite or quartz vanity top. At the back of the home is the primary bedroom with primary bathroom access. Here, you’ll find a walk-in shower, granite or quartz vanity, and spacious walk-in closet with plenty of storage.

18. 2026-05-06
    listed $290,335 Active 996-char remark

    Show marketing remark (1115 chars)

    Check out the Brooke Plan at Midtown Reserve in College Station, TX. This single-story, 3-bedroom, 2-bathroom home features approximately 1,390 square feet of living space. At the entrance of the home, you can find a cozy foyer and coat closet, which meets the utility room with garage access. Past this space is the open-concept living, kitchen, and dining areas. The kitchen is complete with granite or quartz countertops and stainless-steel appliances. There are also plenty of windows throughout this space offering a plethora of natural lighting. Off the dining room is the back door with access to a covered patio and fenced backyard. Through the kitchen, you’ll find both secondary bedrooms with the secondary bathroom nestled in between. Both bedrooms have a window, closet, and carpeted flooring. The bathroom has a shower/tub combo with ceramic tile surround, along with a granite or quartz vanity top. At the back of the home is the primary bedroom with primary bathroom access. Here, you’ll find a walk-in shower, granite or quartz vanity, and spacious walk-in closet with plenty of storage.

19. 2026-05-06
    listed $290,335 Active

    Show marketing remark (1115 chars)

    Check out the Brooke Plan at Midtown Reserve in College Station, TX. This single-story, 3-bedroom, 2-bathroom home features approximately 1,390 square feet of living space. At the entrance of the home, you can find a cozy foyer and coat closet, which meets the utility room with garage access. Past this space is the open-concept living, kitchen, and dining areas. The kitchen is complete with granite or quartz countertops and stainless-steel appliances. There are also plenty of windows throughout this space offering a plethora of natural lighting. Off the dining room is the back door with access to a covered patio and fenced backyard. Through the kitchen, you’ll find both secondary bedrooms with the secondary bathroom nestled in between. Both bedrooms have a window, closet, and carpeted flooring. The bathroom has a shower/tub combo with ceramic tile surround, along with a granite or quartz vanity top. At the back of the home is the primary bedroom with primary bathroom access. Here, you’ll find a walk-in shower, granite or quartz vanity, and spacious walk-in closet with plenty of storage.

ⓘ 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: $26,285
• − Mortgage interest: −$15,941
• − Property taxes: −$4,269
• − Insurance: −$1,423
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − HOA: −$504
• − Depreciation: −$8,279
• Taxable loss: −$8,337
• Est. tax savings @ 24.0%: +$2,001
• After-tax cash flow: $-1,339/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 · 2 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, including painting, landscaping, and updates to the kitchen and bathrooms, to significantly increase its resale and rental value.

Repairs flagged

• Major Paint — Paint is faded and needs repainting.
• Major Landscaping — Basic landscaping needs improvement to enhance curb appeal.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and property value.
• Both New flooring — Updates the interior and improves living space aesthetics.
• Both Kitchen and bathroom updates — Modernizes the home and improves functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint is faded and needs repainting.	Major	$15,000–50,000
Landscaping · Basic landscaping needs improvement to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both New flooring — Updates the interior and improves living space aesthetics. ↑
• Both Kitchen and bathroom updates — Modernizes the home and improves functionality. ↑

ⓘ 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): 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

-7.2% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $269,528 BCSRMLS
• 2026-06-12 Price Changed $269,528 HARMLS
• 2026-06-12 Price Changed $269,528 Zillow
• 2026-05-28 Price Changed $284,528 Zillow
• 2026-05-27 Price Changed $284,528 HARMLS
• 2026-05-27 Price Changed $284,528 BCSRMLS
• 2026-05-06 Listed $290,335 Zillow
• 2026-05-06 Listed $290,335 HARMLS
• 2026-05-06 Listed $290,335 BCSRMLS