2025 Positano Loop · Bryan, TX 77808

$250,000

3 bd · 2.0 ba · 1,182 sqft · SingleFamily public records · 6 Days on market

Built 2012 7,349 sqft lot Est $246k · at est. $42/mo HOA · 1% 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 +22.4/30.0
• DSCR +7.2/10.0
• ARV discount +6.7/15.0
• 1% rule +6.5/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Siena neighborhood of Bryan! This well-maintained 3 BD, 2 BA home features a split-bedroom floor plan with an open-concept living, dining, and kitchen area designed for comfortable everyday living and entertaining, all at an affordable price. Recent 2026 updates include a new roof, luxury vinyl plank flooring, and new toilets. The kitchen features granite countertops, a gas range, dishwasher, and pantry. Large living area and breakfast room with low maintenance vinyl plank flooring. The spacious primary suite offers a tub/shower combination and a private retreat from the secondary bedrooms. Two additional bedrooms have access to a hallway bathroom with granite countertops and a t

Key facts

• Dishwasher
• Granite countertops
• New roof

Tags

• SPLIT-BEDROOM FLOOR PLAN
• NEW ROOF
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• GAS RANGE
• DISHWASHER

Property features AI

Finance

• Other: Directions: Take Highway 6 North, exit Old Reliance Road. Turn right on Old Reliance Road and continue to Siena subdivision. Turn right on Venice, right on Positano. Home is on the left.
• HOA & community: Homeowners association with annual fee of $500 (approximately $41.67/month); HOA provides grounds maintenance and management

Exterior

• Parking: Attached garage with 2 covered spaces and garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Water available; Sewer available
• Home design: Single family residence; One level; Located in the Siena subdivision
• Construction: HardiPlank and stone exterior; Composition roof; Slab foundation; Built with energy-efficient windows
• Exterior features: Privacy fencing; Community pool; Playground; Maintenance-managed grounds

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fans; Thermostat (energy efficient)
• Interior features: Ceiling fans; Granite counters; High ceilings; Low emissivity windows; Window treatments; Smoke detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.3% 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: 371 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 30% of the median local income ($113k/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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $245,856
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Positano Loop	0.03mi	3/2.0	1,302 (+10%)	3mo	$269,500	$207	80
1018 Venice Dr	0.14mi	3/2.0	1,265 (+7%)	9mo	$262,900	$208	74
1075 Venice Dr	0.22mi	3/2.0	1,285 (+9%)	13mo	$275,000	$214	65

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-13,751
• Equity at exit: $37,276

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $22,824
• Equity at exit: $21,615

Cash invested: $70,000 (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 77808

• Home prices YoY: -30.4%
• Active inventory: 371
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,879 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$399 /mo · $4,789/yr
• Insurance: −$104
• HOA: −$42
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $418

Break-even live

Break-even rent $2,350

Max offer price $250,000

Occupancy floor 80%

Sensitivity live

Price	-10% $560	-5% $489	+0% $418	+5% $347	+10% $277
Rent	-10% $191	-5% $305	+0% $418	+5% $532	+10% $646
Rate	-1.0pp $544	-0.5pp $482	base $418	+0.5pp $353	+1.0pp $288

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2131 Naples Way Bryan, TX	3.0	2.0	1477	$2,050	$1.39	21d	1	0.18mi
1002 Venice Dr Unit 1328054P Bryan, TX	3.0	2.0	1151	$4,430	$3.85	14d	1	0.24mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 5 events

1. 2026-06-07
   statusdays on market $250,000 Pending 6 DOM
2. 2026-06-03
   days on market $250,000 Active 3 DOM
3. 2026-06-02
   days on market $250,000 Active 2 DOM
4. 2026-06-01
   remarks 699-char remark
5. 2026-06-01
   listed $250,000 Active 1 DOM

ⓘ 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: $4,789 · $399/mo
• Projected year-2 tax: $4,789 · $399/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $34,550
• − Mortgage interest: −$14,004
• − Property taxes: −$4,789
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − HOA: −$504
• − Depreciation: −$7,273
• Taxable income: $1,202
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $4,730/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): 15,797
• Household income: $113,343
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 110.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 23% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 20% Cuban 1%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 11% Tagalog/Filipino 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: ▼ -94.49%
• Current HPI: 216.65
• 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

1 event — show timeline

• 2026-05-31 Listed $250,000 BCSRMLS

Property tax history

+3.0%/yr

Latest (2025): $4,789 · +1.9% YoY. Source: county tax records.