Bellvue Plan · Bryan, TX 77807

$266,990

3 bd · 2.0 ba · 1,415 sqft · SingleFamily · 494 Days on market

Excellent condition

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Bellvue is a single-story, 3-bedroom, 2-bathroom home featuring approximately 1,415 square feet of living space. The foyer opens into the spacious family room, and open-concept kitchen and dining room. The kitchen includes a perfect island for entertaining and corner pantry. The main bedroom, bedroom 1, is perfectly sized and features an attractive bathroom with dual vanities and spacious walk-in closet. Additional finishes include granite or quartz countertops and stainless-steel appliances. You'll enjoy added security in your new D. R. Horton home with our Home is Connected features. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat, and locks, all from your cellular device. With D. R. Horton's simple buying process and ten-year limited warranty, there's no reason to wait!

Key facts

• Open-concept kitchen
• Corner pantry
• 2 garage spots

Tags

• OPEN-CONCEPT KITCHEN
• CORNER PANTRY
• GRANITE OR QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• HOME IS CONNECTED FEATURES

🏗️ New construction. The $266,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,485.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $267k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (18.0% below list).
• Recommended offer: $219k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Mary Branch El (math 32% / reading 17%, grade F, #3,052 of 4,322 statewide, top 74%, 617 students, 83% FRL); Jane Long (math 32% / reading 26%, grade F, #1,103 of 1,662 statewide, top 67%, 998 students, 85% FRL); Travis B Bryan H S (math 22% / reading 34%, grade F, #1,170 of 1,632 statewide, top 72%, 2,419 students, 67% FRL).
• Market conditions: 367 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 494 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

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 $219,032 (18.0% 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. It's been on market 494 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $272,485
• List price: $266,990
• Delta: -2.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5415 Bear Run	0.43mi	3/2.0	1,415 (0%)	4mo	$267,890	$189	77
5441 Bear Run	0.29mi	3/2.0	1,484 (+5%)	4mo	$215,090	$145	75
2201 Jeter Dr	0.40mi	3/2.0	1,484 (+5%)	4mo	$244,990	$165	70
5419 Bear Run	0.44mi	3/2.0	1,501 (+6%)	2mo	$273,490	$182	67
2210 Jeter Dr	0.53mi	3/2.0	1,484 (+5%)	2mo	$252,990	$170	65
1825 Taggart Trl	0.61mi	3/2.0	1,484 (+5%)	0mo	$247,540	$167	63
2206 Jeter Dr	0.36mi	3/2.0	1,564 (+10%)	3mo	$252,990	$162	63
1819 Taggart Trl	0.61mi	3/2.0	1,484 (+5%)	2mo	$239,990	$162	62
2209 Jeter Dr	0.40mi	3/2.0	1,269 (-10%)	4mo	$252,990	$199	61
5417 Smith Lake Blvd	0.46mi	3/2.0	1,564 (+10%)	3mo	$289,990	$185	59
5541 Harriet St	0.57mi	3/2.0	1,263 (-11%)	0mo	$249,276	$197	55
5538 Harriet St	0.56mi	3/2.0	1,263 (-11%)	1mo	$256,640	$203	55

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-53,849
• Equity at exit: $40,628

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-59,282
• Equity at exit: $23,560

Cash invested: $76,296 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 51 active · 33 under contract
• Months of supply: 12.2 mo (8%/mo absorbed)
• Median asking: $278,990 ($184/sqft)
• Median days on market: 92 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77807

• Active inventory: 367
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,429
• Tax est. 1.5%: −$341 /mo · $4,087/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-153

Break-even live

Break-even rent $2,384

Max offer price $250,385

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-59	+0% $-153	+5% $-247	+10% $-341
Rent	-10% $-326	-5% $-239	+0% $-153	+5% $-66	+10% $20
Rate	-1.0pp $-16	-0.5pp $-83	base $-153	+0.5pp $-223	+1.0pp $-295

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: $68,121
• Closing costs: $8,175
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1971 Chief St Bryan, TX	3.0	2.0	1517	$2,100	$1.38	70d	1	0.24mi
2010 Chief St Bryan, TX	3.0	2.0	1603	$2,250	$1.40	93d	1	0.26mi
5433 Bear RUN Bryan, TX	4.0	2.0	1745	$2,195	$1.26	93d	1	0.31mi
2148 Chief St Bryan, TX	4.0	2.0	1568	$2,000	$1.28	62d	1	0.36mi
2119 Chief St Bryan, TX	4.0	2.0	1568	$2,400	$1.53	62d	1	0.40mi
2111 Chief St Bryan, TX	3.0	2.0	1370	$2,150	$1.57	62d	1	0.42mi

Listing history 50 events

1. 2026-08-08
   days on market $266,990 Active 494 DOM
2. 2026-08-07
   days on market $266,990 Active 493 DOM
3. 2026-08-06
   days on market $266,990 Active 492 DOM
4. 2026-08-05
   days on market $266,990 Active 491 DOM
5. 2026-08-04
   days on market $266,990 Active 490 DOM
6. 2026-08-03
   days on market $266,990 Active 489 DOM
7. 2026-07-31
   days on market $266,990 Active 486 DOM
8. 2026-07-29
   days on market $266,990 Active 484 DOM
9. 2026-07-27
   days on market $266,990 Active 482 DOM
10. 2026-07-25
    days on market $266,990 Active 480 DOM
11. 2026-07-23
    days on market $266,990 Active 478 DOM
12. 2026-07-22
    days on market $266,990 Active 477 DOM
13. 2026-07-21
    days on market $266,990 Active 476 DOM
14. 2026-07-18
    days on market $266,990 Active 473 DOM
15. 2026-07-16
    days on market $266,990 Active 471 DOM
16. 2026-07-16
    days on market $266,990 Active 470 DOM
17. 2026-07-14
    days on market $266,990 Active 469 DOM
18. 2026-07-13
    days on market $266,990 Active 468 DOM
19. 2026-07-12
    days on market $266,990 Active 467 DOM
20. 2026-07-11
    days on market $266,990 Active 466 DOM
21. 2026-07-10
    days on market $266,990 Active 465 DOM
22. 2026-07-09
    days on market $266,990 Active 464 DOM
23. 2026-07-07
    days on market $266,990 Active 462 DOM
24. 2026-07-06
    days on market $266,990 Active 461 DOM
25. 2026-07-05
    days on market $266,990 Active 460 DOM
26. 2026-07-04
    days on market $266,990 Active 459 DOM
27. 2026-07-03
    days on market $266,990 Active 458 DOM
28. 2026-07-02
    days on market $266,990 Active 457 DOM
29. 2026-07-01
    days on market $266,990 Active 456 DOM
30. 2026-06-30
    days on market $266,990 Active 455 DOM
31. 2026-06-29
    days on market $266,990 Active 454 DOM
32. 2026-06-28
    days on market $266,990 Active 453 DOM
33. 2026-06-28
    days on market $266,990 Active 452 DOM
34. 2026-06-27
    days on market $266,990 Active 451 DOM
35. 2026-06-25
    days on market $266,990 Active 449 DOM
36. 2026-06-23
    days on market $266,990 Active 447 DOM
37. 2026-06-21
    days on market $266,990 Active 446 DOM
38. 2026-06-18
    days on market $266,990 Active 443 DOM
39. 2026-06-17
    days on market $266,990 Active 442 DOM
40. 2026-06-16
    days on market $266,990 Active 441 DOM
41. 2026-06-15
    days on market $266,990 Active 440 DOM
42. 2026-06-14
    days on market $266,990 Active 438 DOM
43. 2026-06-13
    days on market $266,990 Active 437 DOM
44. 2026-06-10
    days on market $266,990 Active 435 DOM
45. 2026-06-09
    days on market $266,990 Active 434 DOM
46. 2026-06-08
    days on market $266,990 Active 433 DOM
47. 2026-06-07
    days on market $266,990 Active 432 DOM
48. 2026-06-03
    days on market $266,990 Active 428 DOM
49. 2026-06-02
    days on market $266,990 Active 427 DOM
50. 2026-06-01
    days on market $266,990 Active 426 DOM

ⓘ 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: $26,284
• − Mortgage interest: −$15,263
• − Property taxes: −$4,087
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$7,927
• Taxable loss: −$6,562
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $-258/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 · 13 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It has a good curb appeal and a well-maintained interior, making it a great investment opportunity.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Resale Landscaping improvements — A well-maintained and aesthetically pleasing landscape can increase the home's curb appeal and attract more potential buyers. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the home's overall appearance and increase its value, both for resale and rental. ↑

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Mary Branch El F TX #3,052/4,322 Nat'l #30,133/41,679 Middle Stephen F Austin F TX #1,036/1,662 Nat'l #8,750/14,009 High Travis B Bryan H S F TX #1,170/1,632 Nat'l #11,740/17,239

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

B Composite livability gradescore 76/100

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 · 267,942 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: 12% of renters

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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%

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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%

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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

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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

+1.9% since first listed

3 events — show timeline

• 2025-06-12 Price Changed $266,990 Zillow
• 2025-05-13 Price Changed $264,990 Zillow
• 2025-04-01 Listed $261,990 Zillow