3133 Henderson Rd · College Station, TX 77868

$205,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 129 Days on market

Built 2017 0.26 ac lot ↓ 5% 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 +7.6/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this adorable 3 bedroom / 2 bathroom house on a quarter acre, corner lot! The property features a cleared front yard and asphalt driveway leading into the privacy fenced backyard that includes a separate gate for moving larger items through. You will feel right at home inside as you walk into the kitchen that features a large island, a utility room that houses the washer/dryer and storage space that can be used as a pantry. The primary suite includes dual sinks, a spacious bathtub, and a standalone shower that has been recently renovated. No carpet throughout! The location is ideal as you can be to College Station in 20 minutes and to downtown Navasota in 10 minutes. Some furniture is negotiable. Come see why 3133 Henderson Road could be your next home!

Key facts

• Dual sinks
• Utility room
• Separate gate

Tags

• CORNER LOT
• PRIVACY FENCED BACKYARD
• SEPARATE GATE
• LARGE ISLAND
• UTILITY ROOM
• DUAL SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (28.0% below list).
• Recommended offer: $148k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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-.
• Navasota ISD (town): math 31% / reading 31% proficiency, ranked #600 of 826 in TX (top 73%) — 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.
• Market conditions: 256 active listings in the ZIP; 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 $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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,640 (28.0% 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 129 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -25.2%
• Equity multiple: 0.14×
• Total profit: $-49,142
• Equity at exit: $30,566

10-year hold

• IRR: -21.2%
• Equity multiple: -0.10×
• Total profit: $-63,233
• Equity at exit: $17,725

Cash invested: $57,400 (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 77868

• Home prices YoY: -20.1%
• Active inventory: 256
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-250

Break-even live

Break-even rent $1,793

Max offer price $168,774

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-180	+0% $-250	+5% $-321	+10% $-392
Rent	-10% $-367	-5% $-309	+0% $-250	+5% $-192	+10% $-134
Rate	-1.0pp $-147	-0.5pp $-198	base $-250	+0.5pp $-303	+1.0pp $-358

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-19
   status Pending 779-char remark

   Show marketing remark (779 chars)

   Welcome home to this adorable 3 bedroom / 2 bathroom house on a quarter acre, corner lot! The property features a cleared front yard and asphalt driveway leading into the privacy fenced backyard that includes a separate gate for moving larger items through. You will feel right at home inside as you walk into the kitchen that features a large island, a utility room that houses the washer/dryer and storage space that can be used as a pantry. The primary suite includes dual sinks, a spacious bathtub, and a standalone shower that has been recently renovated. No carpet throughout! The location is ideal as you can be to College Station in 20 minutes and to downtown Navasota in 10 minutes. Some furniture is negotiable. Come see why 3133 Henderson Road could be your next home!

2. 2026-05-19
   status Pending 779-char remark

   Show marketing remark (779 chars)

   Welcome home to this adorable 3 bedroom / 2 bathroom house on a quarter acre, corner lot! The property features a cleared front yard and asphalt driveway leading into the privacy fenced backyard that includes a separate gate for moving larger items through. You will feel right at home inside as you walk into the kitchen that features a large island, a utility room that houses the washer/dryer and storage space that can be used as a pantry. The primary suite includes dual sinks, a spacious bathtub, and a standalone shower that has been recently renovated. No carpet throughout! The location is ideal as you can be to College Station in 20 minutes and to downtown Navasota in 10 minutes. Some furniture is negotiable. Come see why 3133 Henderson Road could be your next home!

3. 2026-02-25
   price $205,000 779-char remark

   Show marketing remark (779 chars)

   Welcome home to this adorable 3 bedroom / 2 bathroom house on a quarter acre, corner lot! The property features a cleared front yard and asphalt driveway leading into the privacy fenced backyard that includes a separate gate for moving larger items through. You will feel right at home inside as you walk into the kitchen that features a large island, a utility room that houses the washer/dryer and storage space that can be used as a pantry. The primary suite includes dual sinks, a spacious bathtub, and a standalone shower that has been recently renovated. No carpet throughout! The location is ideal as you can be to College Station in 20 minutes and to downtown Navasota in 10 minutes. Some furniture is negotiable. Come see why 3133 Henderson Road could be your next home!

4. 2026-02-25
   price $205,000 779-char remark

   Show marketing remark (779 chars)

   Welcome home to this adorable 3 bedroom / 2 bathroom house on a quarter acre, corner lot! The property features a cleared front yard and asphalt driveway leading into the privacy fenced backyard that includes a separate gate for moving larger items through. You will feel right at home inside as you walk into the kitchen that features a large island, a utility room that houses the washer/dryer and storage space that can be used as a pantry. The primary suite includes dual sinks, a spacious bathtub, and a standalone shower that has been recently renovated. No carpet throughout! The location is ideal as you can be to College Station in 20 minutes and to downtown Navasota in 10 minutes. Some furniture is negotiable. Come see why 3133 Henderson Road could be your next home!

5. 2026-01-15
   listed $215,000 Active 779-char remark

   Show marketing remark (779 chars)

   Welcome home to this adorable 3 bedroom / 2 bathroom house on a quarter acre, corner lot! The property features a cleared front yard and asphalt driveway leading into the privacy fenced backyard that includes a separate gate for moving larger items through. You will feel right at home inside as you walk into the kitchen that features a large island, a utility room that houses the washer/dryer and storage space that can be used as a pantry. The primary suite includes dual sinks, a spacious bathtub, and a standalone shower that has been recently renovated. No carpet throughout! The location is ideal as you can be to College Station in 20 minutes and to downtown Navasota in 10 minutes. Some furniture is negotiable. Come see why 3133 Henderson Road could be your next home!

6. 2026-01-15
   listed $215,000 Active 779-char remark

   Show marketing remark (779 chars)

   Welcome home to this adorable 3 bedroom / 2 bathroom house on a quarter acre, corner lot! The property features a cleared front yard and asphalt driveway leading into the privacy fenced backyard that includes a separate gate for moving larger items through. You will feel right at home inside as you walk into the kitchen that features a large island, a utility room that houses the washer/dryer and storage space that can be used as a pantry. The primary suite includes dual sinks, a spacious bathtub, and a standalone shower that has been recently renovated. No carpet throughout! The location is ideal as you can be to College Station in 20 minutes and to downtown Navasota in 10 minutes. Some furniture is negotiable. Come see why 3133 Henderson Road could be your next home!

7. 2024-07-01
   soldstatus Sold
8. 2024-06-14
   status Pending
9. 2024-06-06
   status Option Pending
10. 2024-05-03
    listed $215,000 Active
11. 2024-05-03
    historical $215,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $17,717
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$5,964
• Taxable loss: −$6,665
• Est. tax savings @ 24.0%: +$1,600
• After-tax cash flow: $-1,405/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: Navasota ISD
• NCES district ID: 4832190
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $44,326
• Composite: 26.5/100
• National rank: #7205
• State rank: #600 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

• City population: 131,628
• Population (ZIP): 18,863

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 33% Two or more races 18% Black 17%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 27% Russian/Polish/Slavic 1%

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: ▼ -52.02%
• Current HPI: 206.7894
• Rent YoY: —
• Metro: —
• 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

-4.7% since first listed

11 events — show timeline

• 2026-05-19 Pending — BCSRMLS
• 2026-05-19 Pending — HARMLS
• 2026-02-25 Price Changed $205,000 HARMLS
• 2026-02-25 Price Changed $205,000 BCSRMLS
• 2026-01-15 Listed $215,000 BCSRMLS
• 2026-01-15 Listed $215,000 HARMLS
• 2024-07-01 Sold (MLS) — HARMLS
• 2024-06-14 Pending — HARMLS
• 2024-06-06 Pending — HARMLS
• 2024-05-03 Listed $215,000 HARMLS
• 2024-05-03 Coming Soon $215,000 HARMLS