1305 W Villa Maria Rd Unit F201 · Bryan, TX 77801

$93,000

2 bd · 2.0 ba · 1,340 sqft · Condo public records · 139 Days on market

Built 1983 $69/sqft · 50% below area $385/mo HOA · 25% of rent

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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 +22.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condo is a 2 Bedroom/2 bath! Centrally located in the Bryan/College Station Area. The condos are located in the Oaks of Villa Maria, surrounded by large oak trees. The condos are near restaurants, shopping centers, and grocery stores. These are pictures of a similar unit.

Key facts

• $385 HOA
• Garage
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $93k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in Bryan — 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 76/100 on livability (#99 in TX, #3,341 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities C-.
• Bryan ISD (urban): math 30% / reading 32% proficiency, ranked #608 of 826 in TX (top 74%) — 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: Rents flat; 122 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 49% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $1,511/mo this rent would consume 46% of the median local household income ($40k/yr) (locally 1465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k 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 139 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 5.1

CMA / ARV

• ARV (median comp): $187,397
• List price: $93,000
• Delta: -50.37%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-8,258
• Equity at exit: $13,867

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-5,622
• Equity at exit: $8,041

Cash invested: $26,040 (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 77801

• Home prices YoY: -16.8%
• Rents YoY: 1.0%
• Active inventory: 122
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$488
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$39
• HOA: −$385
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $150

Break-even live

Break-even rent $1,322

Max offer price $93,000

Occupancy floor 85%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1437 Western Oaks Ct Bryan, TX	3.0	3.0	1322	$1,550	$1.17	43d	1	0.14mi
1100 Verde Dr Unit 1100D Bryan, TX	2.0	1.0	925	$850	$0.92	43d	1	0.27mi
1203 Webhollow Cir Bryan, TX	3.0	2.0	1200	$1,500	$1.25	43d	1	0.29mi
941 Navidad St Unit 1328072P Bryan, TX	2.0	2.0	1194	$2,183	$1.83	21d	1	0.30mi
2915 Forestwood Dr Bryan, TX	3.0	2.0	1600	$1,800	$1.12	43d	1	0.35mi
3150 Finfeather Rd Bryan, TX	1.0–2.0	1.0–2.0	917	$1,490	$1.62	13d	9	0.40mi
802 Frio Cir Bryan, TX	2.0	1.0	900	$1,275	$1.42	44d	1	0.43mi
2406 Toro Ln Unit D Bryan, TX	2.0	1.0	918	$975	$1.06	13d	1	0.52mi
1735 Rock Hollow Loop Bryan, TX	3.0	2.0	1209	$1,500	$1.24	43d	1	0.58mi
1250 Croft Ln Unit 214 Bryan, TX	3.0	2.0	1043	$1,300	$1.25	43d	1	0.65mi
1708 Beaver Pond Ct Unit 1328061P Bryan, TX	3.0	2.0	1550	$3,973	$2.56	21d	1	0.68mi
3213 Link St Unit 112 Bryan, TX	3.0	3.5	1854	$2,400	$1.29	43d	1	0.73mi
2511 Westwood Main Dr Bryan, TX	3.0	2.0	1421	$2,100	$1.48	13d	1	0.78mi
2003 Rockwood Dr Bryan, TX	3.0	2.0	1468	$1,850	$1.26	43d	1	0.83mi
138 Watson St Bryan, TX	3.0	1.0	1104	$1,200	$1.09	21d	1	0.98mi
1114 Cottage Grove Cir Bryan, TX	3.0	2.0	1061	$1,750	$1.65	43d	1	1.02mi
3921 Olive St Unit B Bryan, TX	2.0	1.5	983	$1,200	$1.22	43d	1	1.04mi
852 N Harvey Mitchell Pkwy Bryan, TX	1.0–2.0	1.0–2.0	857	$1,555	$1.81	13d	1	1.08mi
4312 Old College Rd Bryan, TX	2.0	2.0	1180	$1,250	$1.06	43d	1	1.16mi
2707 Cliff St Bryan, TX	2.0	1.0	940	$1,200	$1.28	43d	1	1.17mi
3105 Leonard Rd Bryan, TX	1.0–2.0	1.0–2.0	857	$1,555	$1.81	13d	1	1.18mi
3802 College Main St #5 Bryan, TX	2.0	1.0	1092	$875	$0.80	21d	1	1.23mi
4005 College Main St Bryan, TX	3.0	2.0	1126	$2,200	$1.95	13d	1	1.34mi
411 Sulphur Springs Rd Bryan, TX	2.0	1.0	936	$900	$0.96	43d	1	1.34mi
415 Sulphur Springs Rd Bryan, TX	2.0	1.0	936	$950	$1.01	43d	1	1.36mi
2020 Turning Leaf Dr Bryan, TX	3.0	2.0	1417	$2,000	$1.41	13d	1	1.37mi
501 Helena St Bryan, TX	3.0	2.0	1424	$2,200	$1.54	21d	1	1.39mi
2010 Turning Leaf Dr Bryan, TX	3.0	2.0	1423	$2,000	$1.41	13d	1	1.40mi
636 Clay St Unit 1328091P Bryan, TX	3.0	3.0	1776	$4,887	$2.75	21d	1	1.42mi
632 Clay St Bryan, TX	1.0	1.0	1758	$700	$0.40	43d	1	1.42mi
632 Clay St Unit B Bryan, TX	1.0	1.0	1758	$850	$0.48	43d	1	1.42mi
632 Clay St Bryan, TX	1.0	1.0	1758	$700	$0.40	13d	1	1.42mi
200 Rebecca St Bryan, TX	2.0	1.0–2.0	950	$830	$0.87	13d	8	1.43mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	13d	1	1.47mi
502 Jefferson St Unit 1071602P Bryan, TX	2.0	2.0	1614	$3,228	$2.00	13d	1	1.47mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $93,000 Active 139 DOM
2. 2026-06-17
   days on market $93,000 Active 138 DOM
3. 2026-06-16
   days on market $93,000 Active 137 DOM
4. 2026-06-15
   days on market $93,000 Active 136 DOM
5. 2026-06-14
   days on market $93,000 Active 134 DOM
6. 2026-06-13
   days on market $93,000 Active 133 DOM
7. 2026-06-10
   days on market $93,000 Active 131 DOM
8. 2026-06-09
   days on market $93,000 Active 130 DOM
9. 2026-06-08
   days on market $93,000 Active 129 DOM
10. 2026-06-07
    days on market $93,000 Active 128 DOM
11. 2026-06-03
    days on market $93,000 Active 124 DOM
12. 2026-06-02
    days on market $93,000 Active 123 DOM
13. 2026-06-01
    days on market $93,000 Active 122 DOM
14. 2026-05-31
    days on market $93,000 Active 121 DOM
15. 2026-05-30
    days on market $93,000 Active 120 DOM
16. 2026-01-30
    listed $93,000 Active 277-char remark

    Show marketing remark (277 chars)

    This condo is a 2 Bedroom/2 bath! Centrally located in the Bryan/College Station Area. The condos are located in the Oaks of Villa Maria, surrounded by large oak trees. The condos are near restaurants, shopping centers, and grocery stores. These are pictures of a similar unit.

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$109/yr (+$9/mo · 6.9%)

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

Taxation est. · year 1

• Rental income: $18,136
• − Mortgage interest: −$5,209
• − Property taxes: −$1,592
• − Insurance: −$465
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − HOA: −$4,620
• − Depreciation: −$2,705
• Taxable income: $642
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,643/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: Bryan ISD
• NCES district ID: 4811790
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,895
• Composite: 26.26/100
• National rank: #7253
• State rank: #608 of 826 in TX

Livability — Bryan

• Score: 76/100
• State rank: #99
• US rank: #3341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bryan, TX
• County: Brazos County · 233,400 people
• City population: 101,772
• Metro: College Station-Bryan, TX
• Population (ZIP): 15,461
• Household income: $39,846
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 1465.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 34% Black 17% Two or more races 13% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -54.39%
• Current HPI: 269.7483
• Rent YoY: ▲ 0.99%
• 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

1 event — show timeline

• 2026-01-30 Listed $93,000 BCSRMLS

Property tax history

+0.9%/yr

Latest (2025): $1,592 · -19.6% YoY. Source: county tax records.