1209 Samantha Ln · College Station, TX 77845

$323,990

4 bd · 2.0 ba · 2,014 sqft · SingleFamily · 44 Days on market

Built 2026 Good condition 2-car garage $50/mo HOA · 2% of rent ↓ 8% 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +1.6/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms near the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner's needs.

Key facts

• Walk-in closet
• Flex space
• Open layout

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

🏗️ New construction. The $323,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $387,135.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $324k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-707 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (21.2% below list).
• Recommended offer: $255k (21.2% below list) — sets the bar for 1% rule.

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: Pebble Creek El (math 57% / reading 62%, grade B-, #409 of 4,322 statewide, top 10%, 578 students, 30% 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).
• Market conditions: Rents rising (+3.1%/yr); 1463 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• This rent runs 35% 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 $3k of loan paydown is wiped out by about $12k 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 44 days — a 3% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $255,459 (21.2% 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 44 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 12.6

CMA / ARV

• ARV (median comp): $387,135
• List price: $323,990
• Delta: -5.98%
• 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
1224 Canton Dr	0.26mi	4/2.5	1,953 (-3%)	5mo	$363,175	$186	77
1215 Watkins Way	0.31mi	4/3.0	1,953 (-3%)	3mo	$351,025	$180	74
1211 Watkins Way	0.31mi	4/2.0	2,150 (+7%)	2mo	$371,935	$173	72
1206 Canton Dr	0.26mi	3/2.0 (-1)	2,150 (+7%)	3mo	$351,220	$163	69
1212 Canton Dr	0.26mi	4/2.0	1,783 (-12%)	5mo	$318,460	$179	64
1217 Watkins Way	0.31mi	3/2.0 (-1)	1,783 (-12%)	2mo	$322,385	$181	60
6203 Southern Cross Dr	0.61mi	4/3.0	2,096 (+4%)	2mo	$334,900	$160	59
1125 Kennesaw Dr	0.30mi	3/2.0 (-1)	1,747 (-13%)	3mo	$320,000	$183	56
6308 Raleigh Loop	0.51mi	4/3.0	2,198 (+9%)	4mo	$414,900	$189	54
6305 Promenade Dr	0.57mi	4/3.0	2,213 (+10%)	3mo	$379,990	$172	50
6226 Talladega Dr	0.70mi	4/2.0	1,765 (-12%)	1mo	$345,000	$195	45
6327 Fulton Dr	0.67mi	4/3.0	2,206 (+10%)	4mo	$354,990	$161	45

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: -29.8%
• Equity multiple: 0.01×
• Total profit: $-107,376
• Equity at exit: $57,723

10-year hold

• IRR: -30.4%
• Equity multiple: -0.38×
• Total profit: $-149,848
• Equity at exit: $33,472

Cash invested: $108,398 (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: 87 active · 32 under contract
• Months of supply: 23.7 mo (4%/mo absorbed)
• Median asking: $345,700 ($188/sqft)
• Median days on market: 74 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +2.3% 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: $2,555 high
• Mortgage (P&I): −$2,030
• Tax est. 1.5%: −$484 /mo · $5,807/yr
• Insurance: −$161
• HOA: −$50
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-707

Break-even live

Break-even rent $3,450

Max offer price $284,791

Occupancy floor —

Sensitivity live

Price	-10% $-440	-5% $-574	+0% $-707	+5% $-841	+10% $-975
Rent	-10% $-909	-5% $-808	+0% $-707	+5% $-606	+10% $-505
Rate	-1.0pp $-512	-0.5pp $-609	base $-707	+0.5pp $-808	+1.0pp $-910

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: $96,784
• Closing costs: $11,614
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1160 Verona Dr College Station, TX	4.0	2.5	2604	$2,800	$1.08	26d	1	0.31mi
1200 Canton Dr College Station, TX	4.0	3.0	1973	$2,550	$1.29	48d	1	0.33mi
1110 Kennesaw Dr College Station, TX	4.0	2.0	2119	$2,455	$1.16	31d	1	0.35mi
6351 Darlington Ave College Station, TX	4.0	2.0	2116	$2,500	$1.18	93d	1	0.45mi
6210 Trado Dr College Station, TX	3.0	2.0	1783	$2,295	$1.29	12d	1	0.50mi
6210 Trado Dr College Station, TX	3.0	2.0	1783	$2,395	$1.34	43d	1	0.50mi
6215 Rockford Dr College Station, TX	4.0	3.0	2387	$2,995	$1.25	2d	1	0.63mi
6226 Rockford Dr College Station, TX	4.0	2.0	1662	$2,475	$1.49	93d	1	0.65mi
6219 Southern Cross Dr College Station, TX	3.0	2.0	1546	$2,295	$1.48	62d	1	0.68mi
6210 Pocono Dr College Station, TX	3.0	2.0	1527	$2,300	$1.51	0d	1	0.76mi
6210 Pocono Dr College Station, TX	3.0	2.0	1550	$2,300	$1.48	10d	1	0.76mi
6335 Spartan Dr College Station, TX	4.0	3.0	1857	$2,350	$1.27	93d	1	0.85mi
6346 Spartan Dr College Station, TX	4.0	3.0	2075	$2,395	$1.15	12d	1	0.89mi

Property features AI

Finance

• HOA & community: Member of Aggieland Houses associationAssociation fee $600 annually

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick constructionComposition roof
• Exterior features: Back yard fenceSubdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barDouble vanityKitchen/family room comboSeparate showerTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $323,990 Active 44 DOM
2. 2026-08-07
   days on market $323,990 Active 43 DOM
3. 2026-08-06
   days on market $323,990 Active 42 DOM
4. 2026-08-05
   days on market $323,990 Active 41 DOM
5. 2026-08-04
   days on market $323,990 Active 40 DOM
6. 2026-08-03
   days on market $323,990 Active 39 DOM
7. 2026-07-31
   days on market $323,990 Active 36 DOM
8. 2026-07-29
   days on market $323,990 Active 34 DOM
9. 2026-07-27
   days on market $323,990 Active 32 DOM
10. 2026-07-25
    days on market $323,990 Active 30 DOM
11. 2026-07-23
    days on market $323,990 Active 28 DOM
12. 2026-07-22
    days on market $323,990 Active 27 DOM
13. 2026-07-22
    price $323,990 Active 26 DOM
14. 2026-07-21
    days on market $333,990 Active 26 DOM
15. 2026-07-18
    days on market $333,990 Active 23 DOM
16. 2026-07-16
    days on market $333,990 Active 21 DOM
17. 2026-07-15
    days on market $333,990 Active 20 DOM
18. 2026-07-14
    days on market $333,990 Active 19 DOM
19. 2026-07-13
    days on market $333,990 Active 18 DOM
20. 2026-07-13
    days on market $333,990 Active 17 DOM
21. 2026-07-11
    days on market $333,990 Active 16 DOM
22. 2026-07-10
    days on market $333,990 Active 15 DOM
23. 2026-07-09
    days on market $333,990 Active 14 DOM
24. 2026-07-07
    days on market $333,990 Active 12 DOM
25. 2026-07-06
    days on market $333,990 Active 11 DOM
26. 2026-07-06
    days on market $333,990 Active 10 DOM
27. 2026-07-05
    days on market $333,990 Active 9 DOM
28. 2026-07-03
    days on market $333,990 Active 8 DOM
29. 2026-07-02
    days on market $333,990 Active 7 DOM
30. 2026-07-01
    days on market $333,990 Active 6 DOM
31. 2026-06-30
    days on market $333,990 Active 5 DOM
32. 2026-06-29
    days on market $333,990 Active 4 DOM

    Show marketing remark (489 chars)

    This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms near the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner's needs.

33. 2026-06-28
    days on market $333,990 Active 3 DOM
34. 2026-06-27
    days on market $333,990 Active 2 DOM
35. 2026-06-26
    remarks 693-char remark
36. 2026-06-26
    pricedays on marketlisting id $333,990 Active 1 DOM
37. 2026-06-25
    days on market $363,990 Active 49 DOM
38. 2026-06-23
    days on market $363,990 Active 47 DOM
39. 2026-06-21
    days on market $363,990 Active 46 DOM
40. 2026-06-18
    days on market $363,990 Active 43 DOM
41. 2026-06-17
    days on market $363,990 Active 42 DOM
42. 2026-06-16
    days on market $363,990 Active 41 DOM
43. 2026-06-15
    days on market $363,990 Active 40 DOM
44. 2026-06-14
    days on market $363,990 Active 38 DOM
45. 2026-06-13
    days on market $363,990 Active 37 DOM
46. 2026-06-10
    days on market $363,990 Active 35 DOM
47. 2026-06-09
    days on market $363,990 Active 34 DOM
48. 2026-06-08
    days on market $363,990 Active 33 DOM
49. 2026-06-07
    days on market $363,990 Active 32 DOM
50. 2026-06-05
    days on market $363,990 Active 29 DOM

ⓘ 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: $30,655
• − Mortgage interest: −$21,686
• − Property taxes: −$5,807
• − Insurance: −$1,936
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$600
• − Depreciation: −$11,262
• Taxable loss: −$15,540
• Est. tax savings @ 24.0%: +$3,730
• After-tax cash flow: $-4,758/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 · 16 photos

Good 80/100 None rehab

This single-story home in the Lennar Classic Collection 'Springsteen' D1 Plan is in excellent condition with a good condition score of 80. It features a modern kitchen, two bathrooms, and a well-maintained exterior. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Pebble Creek El B- TX #409/4,322 Nat'l #7,252/41,679 Middle A & M Consolidated Middle C+ TX #281/1,662 Nat'l #2,873/14,009 High A & M Cons H S B TX #193/1,632 Nat'l #2,744/17,239

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

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: 101,772
• 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

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Member of Aggieland Houses associationAssociation fee $600 annually

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick constructionComposition roof
• Exterior features: Back yard fenceSubdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barDouble vanityKitchen/family room comboSeparate showerTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

-8.2% since first listed

5 events — show timeline

• 2026-06-29 Listed $333,990 Zillow
• 2026-06-25 Price Changed $333,990 HARMLS
• 2026-06-25 Listed $333,990 HARMLS
• 2026-06-25 Listing Removed — HARMLS
• 2026-05-06 Listed $363,990 HARMLS