632 San Mario Ct · College Station, TX 77845

$187,000

6 bd · 4.0 ba · 1,137 sqft · SingleFamily public records · 132 Days on market

Built 1983 4,373 sqft lot ↓ 6% 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-located duplex offers outstanding potential for both new and seasoned investors. Please note it is ONE side only. The property features a spacious 3-bed, 2-bath. Positioned on the Texas A & M bus route, it’s perfectly suited for students and university staff seeking convenient access to campus. Inside, you’ll find comfortable, updated living spaces, generous layouts, outdoor areas to enjoy, and plenty of parking. Properties like this don’t come around often—reach out today to secure a strong, consistent income-producing asset in the heart of Aggieland. Show Anytime.

Key facts

• Plenty of parking
• Generous layouts
• Outdoor areas

Tags

• TEXAS A & M BUS ROUTE
• UPDATED LIVING SPACES
• GENEROUS LAYOUTS
• OUTDOOR AREAS
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 7.0

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,534
• Equity at exit: $27,882

10-year hold

• IRR: 10.5%
• Equity multiple: 1.83×
• Total profit: $43,225
• Equity at exit: $16,168

Cash invested: $52,360 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,242 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$218 /mo · $2,611/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $495

Break-even live

Break-even rent $1,615

Max offer price $187,000

Occupancy floor 73%

Sensitivity live

Price	-10% $601	-5% $548	+0% $495	+5% $442	+10% $389
Rent	-10% $318	-5% $406	+0% $495	+5% $583	+10% $672
Rate	-1.0pp $589	-0.5pp $542	base $495	+0.5pp $446	+1.0pp $397

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-06
   status Pending 610-char remark

   Show marketing remark (610 chars)

   This well-located duplex offers outstanding potential for both new and seasoned investors. Please note it is ONE side only. The property features a spacious 3-bed, 2-bath. Positioned on the Texas A & M bus route, it’s perfectly suited for students and university staff seeking convenient access to campus. Inside, you’ll find comfortable, updated living spaces, generous layouts, outdoor areas to enjoy, and plenty of parking. Properties like this don’t come around often—reach out today to secure a strong, consistent income-producing asset in the heart of Aggieland. Show Anytime.

2. 2026-01-26
   price $187,000 610-char remark

   Show marketing remark (610 chars)

   This well-located duplex offers outstanding potential for both new and seasoned investors. Please note it is ONE side only. The property features a spacious 3-bed, 2-bath. Positioned on the Texas A & M bus route, it’s perfectly suited for students and university staff seeking convenient access to campus. Inside, you’ll find comfortable, updated living spaces, generous layouts, outdoor areas to enjoy, and plenty of parking. Properties like this don’t come around often—reach out today to secure a strong, consistent income-producing asset in the heart of Aggieland. Show Anytime.

3. 2025-12-29
   status Active 610-char remark

   Show marketing remark (610 chars)

   This well-located duplex offers outstanding potential for both new and seasoned investors. Please note it is ONE side only. The property features a spacious 3-bed, 2-bath. Positioned on the Texas A & M bus route, it’s perfectly suited for students and university staff seeking convenient access to campus. Inside, you’ll find comfortable, updated living spaces, generous layouts, outdoor areas to enjoy, and plenty of parking. Properties like this don’t come around often—reach out today to secure a strong, consistent income-producing asset in the heart of Aggieland. Show Anytime.

4. 2025-12-09
   listed $199,900 Active 610-char remark

   Show marketing remark (610 chars)

   This well-located duplex offers outstanding potential for both new and seasoned investors. Please note it is ONE side only. The property features a spacious 3-bed, 2-bath. Positioned on the Texas A & M bus route, it’s perfectly suited for students and university staff seeking convenient access to campus. Inside, you’ll find comfortable, updated living spaces, generous layouts, outdoor areas to enjoy, and plenty of parking. Properties like this don’t come around often—reach out today to secure a strong, consistent income-producing asset in the heart of Aggieland. Show Anytime.

5. 2025-12-08
   listed $199,900 Active
6. 2017-08-14
   soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,611 · $218/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: +$811/yr (+$68/mo · 31.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 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: $26,902
• − Mortgage interest: −$10,475
• − Property taxes: −$2,611
• − Insurance: −$935
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$5,440
• Taxable income: $3,136
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $5,186/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.

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

-6.5% since first listed

6 events — show timeline

• 2026-05-06 Pending — BCSRMLS
• 2026-01-26 Price Changed $187,000 BCSRMLS
• 2025-12-29 Relisted — BCSRMLS
• 2025-12-09 Listed $199,900 BCSRMLS
• 2025-12-08 Listed $199,900 BCSRMLS
• 2017-08-14 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,611 · -15.3% YoY. Source: county tax records.