2815 Cypress Bend Cir · Bryan, TX 77801

$337,500

8 bd · 4.0 ba · 3,156 sqft · MultiFamily public records · 275 Days on market

Built 1979 0.26 ac lot $107/sqft · at area comps Est $342k · at est.

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +8.1/15.0
• 1% rule +7.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Attention Investors! Come check out this fourplex that has great rental potential. Only one unit currently vacant and has been made ready/updated and are listed for lease. Only blocks from the neighborhood park and schools and easy access to Harvey Mitchell Parkway and Villa Maria. Washer and dryer connections in-unit. Owner maintains the lawn.

Key facts

• Updated units
• Neighborhood park
• 0.26 acre lot

Tags

• GREAT RENTAL POTENTIAL
• UPDATED UNITS
• NEIGHBORHOOD PARK
• WASHER AND DRYER CONNECTIONS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $338k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive. Per door: $221/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $338k).
• Recommended offer: $297k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $4,140/mo this rent would consume 125% 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 $2k of loan paydown is wiped out by about $10k 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 275 days — a 12% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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, 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 $297,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.23% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $342,086
• List price: $337,500
• Delta: -1.34%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2702 Evergreen Cir	0.20mi	8/4.0	3,156 (0%)	2mo	$310,000	$98	89
2705 Evergreen Cir	0.15mi	8/1.0	3,156 (0%)	20mo	$338,500	$107	64

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 · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-6,604
• Equity at exit: $50,322

10-year hold

• IRR: 5.5%
• Equity multiple: 1.37×
• Total profit: $34,654
• Equity at exit: $29,181

Cash invested: $94,500 (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: 27.2×

Monthly cashflow live

• Estimated rent: $4,140 high
• Mortgage (P&I): −$1,770
• Tax from tax record: −$478 /mo · $5,733/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$869
• Net cashflow: $882

Break-even live

Break-even rent $3,023

Max offer price $337,500

Occupancy floor 74%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,140
Total (4 units)			$4,140

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: $84,375
• Closing costs: $10,125
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $337,500 Active 275 DOM
2. 2026-06-17
   days on market $337,500 Active 274 DOM
3. 2026-06-16
   days on market $337,500 Active 273 DOM
4. 2026-06-15
   days on market $337,500 Active 272 DOM
5. 2026-06-14
   days on market $337,500 Active 270 DOM
6. 2026-06-13
   days on market $337,500 Active 269 DOM
7. 2026-06-10
   days on market $337,500 Active 267 DOM
8. 2026-06-09
   days on market $337,500 Active 266 DOM
9. 2026-06-08
   days on market $337,500 Active 265 DOM
10. 2026-06-07
    days on market $337,500 Active 264 DOM
11. 2026-06-03
    days on market $337,500 Active 260 DOM
12. 2026-06-02
    days on market $337,500 Active 259 DOM
13. 2026-06-01
    days on market $337,500 Active 258 DOM
14. 2026-05-31
    days on market $337,500 Active 257 DOM
15. 2026-05-30
    days on market $337,500 Active 256 DOM
16. 2025-09-16
    listed $337,500 Active 346-char remark

    Show marketing remark (346 chars)

    Attention Investors! Come check out this fourplex that has great rental potential. Only one unit currently vacant and has been made ready/updated and are listed for lease. Only blocks from the neighborhood park and schools and easy access to Harvey Mitchell Parkway and Villa Maria. Washer and dryer connections in-unit. Owner maintains the lawn.

17. 2025-03-17
    soldstatus
18. 2025-02-16
    status Active
19. 2024-12-12
    listed $359,900 Active
20. 2023-05-02
    soldstatus Closed
21. 2023-04-01
    status Pending
22. 2023-03-09
    status Active
23. 2023-02-16
    status Pending
24. 2023-02-08
    status Active
25. 2023-02-02
    status Pending
26. 2023-01-29
    status Active
27. 2022-12-16
    status Pending
28. 2022-12-06
    listed $256,000 Active
29. 2022-07-29
    price $725
30. 2017-11-07
    soldstatus
31. 2014-01-24
    soldstatus
32. 2014-01-22
    soldstatus
33. 2013-04-18
    listed $89,900
34. 2011-09-26
    soldstatus
35. 2011-09-26
    soldstatus
36. 2006-03-22
    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: $5,733 · $478/mo
• Projected year-2 tax: $6,176 · $515/mo
• Expected delta: +$443/yr (+$37/mo · 7.7%)

ⓘ 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 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: $49,680
• − Mortgage interest: −$18,905
• − Property taxes: −$5,733
• − Insurance: −$1,688
• − Repairs & maintenance: −$3,974
• − Management: −$3,974
• − Depreciation: −$9,818
• Taxable income: $5,587
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $9,247/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

+275.4% since first listed

21 events — show timeline

• 2025-09-16 Listed $337,500 BCSRMLS
• 2025-03-17 Sold (Public Records) — Public Records
• 2025-02-16 Relisted — BCSRMLS
• 2024-12-12 Listed $359,900 BCSRMLS
• 2023-05-02 Sold (MLS) — BCSRMLS
• 2023-04-01 Pending — BCSRMLS
• 2023-03-09 Relisted — BCSRMLS
• 2023-02-16 Pending — BCSRMLS
• 2023-02-08 Relisted — BCSRMLS
• 2023-02-02 Pending — BCSRMLS
• 2023-01-29 Relisted — BCSRMLS
• 2022-12-16 Pending — BCSRMLS
• 2022-12-06 Listed $256,000 BCSRMLS
• 2022-07-29 Price Changed $725 RENT.
• 2017-11-07 Sold (Public Records) — Public Records
• 2014-01-24 Sold (Public Records) — Public Records
• 2014-01-22 Sold (MLS) — BCSRMLS
• 2013-04-18 Listed $89,900 BCSRMLS
• 2011-09-26 Sold (Public Records) — Public Records
• 2011-09-26 Sold (Public Records) — Public Records
• 2006-03-22 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $5,733 · +20.0% YoY. Source: county tax records.