3918 N Sycamore St · Bedias, TX 77831

$111,549

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 606 Days on market

Built 1986 7,501 sqft lot $137/sqft · 15% below area Est $132k · 15% under

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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 +16.5/30.0
• ARV discount +14.4/15.0
• DSCR +5.1/10.0
• Schools +4.3/10.0
• 1% rule +3.7/10.0
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks MLS

LARGE LOT! Explore this charming 3-bedroom, 1-bathroom home nestled in Bedias, TX, boasting a generous 7,500 square feet of land. Located on a serene street just 40 minutes from College Station, TX, this property offers the perfect opportunity for first-time buyers seeking a starter home. With recent upgrades including new interior and exterior paint, an updated kitchen and bathroom, and a new roof, this residence is ready to welcome you with comfort and style. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Generous 7
• 500 square feet
• 7,501 sq ft lot

Tags

• RECENT UPGRADES NEW ROOF
• UPDATED KITCHEN BATHROOM
• GENEROUS 7
• 500 SQUARE FEET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $65 ($783/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (12.8% below list).
• Recommended offer: $97k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.8% in Bedias — 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 40/100 on livability (#1,601 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute F.
• Madisonville CISD (town): math 53% / reading 50% proficiency, ranked #177 of 826 in TX (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 116 active listings in the ZIP; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $771 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 606 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $97,313 (12.8% below list)

Questions for the listing agent

1. It's been on market 606 days. Have you received any prior offers? Is the seller open to a 13% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $131,813
• List price: $111,549
• Delta: -15.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-13,944
• Equity at exit: $16,632

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-6,896
• Equity at exit: $9,645

Cash invested: $31,234 (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 77831

• Home prices YoY: -1.4%
• Active inventory: 116
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$585
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $65

Break-even live

Break-even rent $890

Max offer price $111,549

Occupancy floor 88%

Sensitivity live

Price	-10% $128	-5% $97	+0% $65	+5% $34	+10% $2
Rent	-10% $-12	-5% $27	+0% $65	+5% $104	+10% $142
Rate	-1.0pp $121	-0.5pp $94	base $65	+0.5pp $36	+1.0pp $7

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: $27,887
• Closing costs: $3,346
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $111,549 Active 606 DOM
2. 2026-06-18
   days on market $111,549 Active 605 DOM
3. 2026-06-17
   days on market $111,549 Active 604 DOM
4. 2026-06-16
   days on market $111,549 Active 603 DOM
5. 2026-06-15
   days on market $111,549 Active 602 DOM
6. 2026-06-14
   days on market $111,549 Active 600 DOM
7. 2026-06-13
   days on market $111,549 Active 599 DOM
8. 2026-06-10
   days on market $111,549 Active 597 DOM
9. 2026-06-09
   days on market $111,549 Active 596 DOM
10. 2026-06-08
    days on market $111,549 Active 595 DOM
11. 2026-06-07
    days on market $111,549 Active 594 DOM
12. 2026-06-02
    days on market $111,549 Active 589 DOM
13. 2026-06-01
    days on market $111,549 Active 588 DOM
14. 2026-05-31
    days on market $111,549 Active 587 DOM
15. 2026-05-30
    days on market $111,549 Active 586 DOM
16. 2024-10-21
    listed $111,549 Active 690-char remark

    Show marketing remark (690 chars)

    LARGE LOT! Explore this charming 3-bedroom, 1-bathroom home nestled in Bedias, TX, boasting a generous 7,500 square feet of land. Located on a serene street just 40 minutes from College Station, TX, this property offers the perfect opportunity for first-time buyers seeking a starter home. With recent upgrades including new interior and exterior paint, an updated kitchen and bathroom, and a new roof, this residence is ready to welcome you with comfort and style. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $2,041 · $170/mo
• Expected delta: +$1,177/yr (+$98/mo · 136.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $11,678
• − Mortgage interest: −$6,248
• − Property taxes: −$864
• − Insurance: −$558
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$3,245
• Taxable loss: −$1,106
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,049/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: Madisonville CISD
• NCES district ID: 4828710
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $39,234
• Composite: 43.02/100
• National rank: #3102
• State rank: #177 of 826 in TX

Livability — Bedias

• Score: 40/100
• State rank: #1601
• US rank: #27239

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedias, TX
• Population (ZIP): 3,163

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Italian 6% Iranian 3% Scottish 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.27%
• Current HPI: 240.0197
• 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

1 event — show timeline

• 2024-10-21 Listed $111,549 HARMLS

Property tax history

+5.9%/yr

Latest (2025): $864 · +0.6% YoY. Source: county tax records.