1825 Taggart Trl · Bryan, TX 77807

$247,540

3 bd · 2.0 ba · 1,484 sqft · SingleFamily · 20 Days on market

Built 2026 Excellent condition $54/mo HOA · 2% of rent ↓ 4% since listing

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Why this score? — see what drove the D- 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 +11.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Association with annual fee of $650; Association managed by BHHS Caliber Realty

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation; Composition roof; Built in 2026
• Construction: Brick and cement siding
• Exterior features: Back yard fence; Association pool; Community trails

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on the first floor (13 x 14); Bedroom on the first floor (11 x 10); Bedroom on the first floor (10 x 11)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen and family room combo; Kitchen and dining combo; Separate shower; Tub/shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $247,540 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,216.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (11.6% below list).
• Recommended offer: $219k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: crime C-, amenities C-, employment D+.
• 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.
• Zoned schools: Stephen F Austin (math 25% / reading 36%, grade F, #1,036 of 1,662 statewide, top 63%, 1,206 students, 76% FRL).
• Market conditions: 303 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 35% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $8k 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 20 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (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 $218,727 (11.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $258,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1819 Taggart Trl	0.02mi	3/2.0	1,484 (0%)	0mo	$239,990	$162	99
2210 Jeter Dr	0.14mi	3/2.0	1,484 (0%)	1mo	$252,990	$170	93
5419 Bear Run	0.22mi	3/2.0	1,501 (+1%)	1mo	$273,490	$182	87
2201 Jeter Dr	0.31mi	3/2.0	1,484 (0%)	2mo	$244,990	$165	84
5441 Bear Run	0.36mi	3/2.0	1,484 (0%)	3mo	$215,090	$145	81
5415 Bear Run	0.23mi	3/2.0	1,415 (-5%)	2mo	$267,890	$189	80
5417 Smith Lake Blvd	0.28mi	3/2.0	1,564 (+5%)	1mo	$289,990	$185	77
2206 Jeter Dr	0.32mi	3/2.0	1,564 (+5%)	1mo	$252,990	$162	75
2209 Jeter Dr	0.31mi	3/2.0	1,269 (-14%)	2mo	$252,990	$199	60
2226 Jeter Dr	0.32mi	4/2.0 (+1)	1,665 (+12%)	1mo	$293,490	$176	59
2212 Jeter Dr	0.32mi	4/2.0 (+1)	1,676 (+13%)	1mo	$252,390	$151	58
5222 Montague Loop	0.65mi	3/2.0	1,605 (+8%)	3mo	$280,000	$174	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-48,816
• Equity at exit: $38,501

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-51,304
• Equity at exit: $22,326

Cash invested: $72,300 (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 77807

• Active inventory: 303
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,354
• Tax est. 1.5%: −$323 /mo · $3,873/yr
• Insurance: −$108
• HOA: −$54
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-111

Break-even live

Break-even rent $2,327

Max offer price $242,222

Occupancy floor —

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: $64,554
• Closing costs: $7,746
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5433 Bear RUN Bryan, TX	4.0	2.0	1745	$2,195	$1.26	43d	1	0.35mi
1971 Chief St Bryan, TX	3.0	2.0	1517	$2,100	$1.38	21d	1	0.40mi
2010 Chief St Bryan, TX	3.0	2.0	1603	$2,250	$1.40	43d	1	0.48mi
2148 Chief St Bryan, TX	4.0	2.0	1568	$2,000	$1.28	13d	1	0.49mi
2119 Chief St Bryan, TX	4.0	2.0	1568	$2,400	$1.53	13d	1	0.64mi
2111 Chief St Bryan, TX	3.0	2.0	1370	$2,150	$1.57	13d	1	0.67mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 15 events

1. 2026-06-13
   status $247,540 Pending 20 DOM
2. 2026-06-10
   days on market $247,540 Active 20 DOM
3. 2026-06-09
   days on market $247,540 Active 19 DOM
4. 2026-06-09
   price $247,540 Active 18 DOM
5. 2026-06-08
   days on market $251,440 Active 18 DOM
6. 2026-06-07
   days on market $251,440 Active 17 DOM
7. 2026-06-03
   days on market $251,440 Active 13 DOM
8. 2026-06-02
   days on market $251,440 Active 12 DOM
9. 2026-06-01
   days on market $251,440 Active 11 DOM
10. 2026-05-31
    days on market $251,440 Active 10 DOM
11. 2026-05-30
    days on market $251,440 Active 9 DOM
12. 2026-05-22
    price $251,440

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

13. 2026-05-22
    price $251,440 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

14. 2026-05-21
    listed $262,990 Active 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

15. 2026-05-21
    listed $262,990 Active

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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 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: $26,247
• − Mortgage interest: −$14,464
• − Property taxes: −$3,873
• − Insurance: −$1,291
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$648
• − Depreciation: −$7,512
• Taxable loss: −$5,740
• Est. tax savings @ 24.0%: +$1,378
• After-tax cash flow: $51/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.

Condition & rehab AI · 18 photos

Excellent 95/100 None rehab

This single-level home showcases a spacious open floorplan with modern finishes and excellent condition. It is move-in ready and ready for minor updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value
• Both Upgrading the flooring in the bathrooms — Replacing old flooring with a more durable and stylish option can improve both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value ↑
• Both Upgrading the flooring in the bathrooms — Replacing old flooring with a more durable and stylish option can improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 13,227
• Household income: $74,375
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 629.0

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 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 32% Two or more races 18% Black 14% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 16% · Canada, Guatemala, Vietnam
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -114.38%
• Current HPI: 186.1387
• Rent YoY: —
• 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

-4.4% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $251,440 HARMLS
• 2026-05-22 Price Changed $251,440 Zillow
• 2026-05-21 Listed $262,990 Zillow
• 2026-05-21 Listed $262,990 HARMLS