5901 Sheffield Terrace Ln · Bryan, TX 77802

$319,900

4 bd · 2.0 ba · 1,855 sqft · SingleFamily public records · 250 Days on market

Built 1993 9,350 sqft lot $172/sqft · at area comps Est $317k · at est. ↓ 6% 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 +15.0/30.0
• ARV discount +7.1/15.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMPROVED PRICE! Nestled inside the established Copperfield neighborhood, this one-owner home at 5901 Sheffield Terrace offers space, comfort, and a fresh opportunity at an improved price! Surrounded by mature trees and timeless curb appeal, the home delivers a layout that lives larger than its 1,855 square feet. Inside, natural light pours through updated front windows, highlighting a bright and welcoming interior. The spacious kitchen provides abundant cabinetry and flows seamlessly into two separate dining areas—perfect for everyday living or hosting family and friends. The inviting living room features a gas-burning fireplace, creating a cozy focal point. Designed with privacy in mind, the split floor plan separates the primary suite, which includes a double vanity, soaking tub, and separate shower. The roof was replaced in September 2025, providing added peace of mind for the next owner. Step outside to enjoy a covered front porch and an expansive covered back patio overlooking a generously sized yard with no rear neighbors—offering both privacy and potential to create your ideal outdoor space. With its combination of location, layout, and value, this home presents an excellent opportunity to personalize and make it your own. Call me to schedule a tour today!

Key facts

• Side and rear access
• Split design
• 11 windows replaced

Tags

• LARGE END LOT
• SIDE AND REAR ACCESS
• PLETHORA OF WINDOWS
• 11 WINDOWS REPLACED
• GAS-BURNING FIREPLACE
• SPLIT DESIGN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (3.9% below list).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Sam Houston El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 457 students, 38% FRL); Sam Rayburn (math 42% / reading 34%, grade F, #717 of 1,662 statewide, top 44%, 1,173 students, 74% 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: Rents rising (+1.8%/yr); 278 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $3,075/mo this rent would consume 52% of the median local household income ($71k/yr) (locally 1559% 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 250 days — a 12% lower offer ($282k) 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 $281,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (median comp): $317,117
• List price: $319,900
• Delta: 0.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4520 Pembrook Ln	0.13mi	4/2.0	1,749 (-6%)	20mo	$319,900	$183	68
4122 Warwick Ln	0.16mi	3/2.0 (-1)	1,696 (-9%)	8mo	$325,000	$192	67
4401 Brompton Ln	0.11mi	3/2.0 (-1)	1,636 (-12%)	5mo	$285,000	$174	66
5305 Winchester Dr	0.38mi	3/2.0 (-1)	1,976 (+6%)	2mo	$385,000	$195	65
5403 Bloomsbury	0.47mi	4/2.0	2,032 (+10%)	3mo	$450,000	$221	60
6201 Cromwell Ct	0.33mi	4/2.5	2,106 (+14%)	4mo	$398,000	$189	57
4908 Winchester Dr	0.28mi	3/2.0 (-1)	1,620 (-13%)	20mo	$314,900	$194	45
4724 Hunington Dr	0.70mi	4/2.5	2,124 (+14%)	12mo	$389,999	$184	31

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-48,816
• Equity at exit: $47,698

10-year hold

• IRR: -9.2%
• Equity multiple: 0.46×
• Total profit: $-48,104
• Equity at exit: $27,659

Cash invested: $89,572 (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 77802

• Rents YoY: 1.8%
• Active inventory: 278
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,075 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$516 /mo · $6,197/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $102

Break-even live

Break-even rent $2,946

Max offer price $319,900

Occupancy floor 92%

Sensitivity live

Price	-10% $283	-5% $193	+0% $102	+5% $12	+10% $-79
Rent	-10% $-141	-5% $-19	+0% $102	+5% $224	+10% $345
Rate	-1.0pp $263	-0.5pp $184	base $102	+0.5pp $19	+1.0pp $-65

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	45d	1	1.06mi
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	15d	1	1.08mi
4150 Pendleton Dr Bryan, TX	1.0–3.0	1.0–3.0	1061	$1,955	$1.84	15d	28	1.35mi

Listing history 2 events

1. 2026-03-22
   price $319,900 1295-char remark

   Show marketing remark (1295 chars)

   IMPROVED PRICE! Nestled inside the established Copperfield neighborhood, this one-owner home at 5901 Sheffield Terrace offers space, comfort, and a fresh opportunity at an improved price! Surrounded by mature trees and timeless curb appeal, the home delivers a layout that lives larger than its 1,855 square feet. Inside, natural light pours through updated front windows, highlighting a bright and welcoming interior. The spacious kitchen provides abundant cabinetry and flows seamlessly into two separate dining areas—perfect for everyday living or hosting family and friends. The inviting living room features a gas-burning fireplace, creating a cozy focal point. Designed with privacy in mind, the split floor plan separates the primary suite, which includes a double vanity, soaking tub, and separate shower. The roof was replaced in September 2025, providing added peace of mind for the next owner. Step outside to enjoy a covered front porch and an expansive covered back patio overlooking a generously sized yard with no rear neighbors—offering both privacy and potential to create your ideal outdoor space. With its combination of location, layout, and value, this home presents an excellent opportunity to personalize and make it your own. Call me to schedule a tour today!

2. 2025-09-18
   listed $338,900 Active 1295-char remark

   Show marketing remark (1295 chars)

   IMPROVED PRICE! Nestled inside the established Copperfield neighborhood, this one-owner home at 5901 Sheffield Terrace offers space, comfort, and a fresh opportunity at an improved price! Surrounded by mature trees and timeless curb appeal, the home delivers a layout that lives larger than its 1,855 square feet. Inside, natural light pours through updated front windows, highlighting a bright and welcoming interior. The spacious kitchen provides abundant cabinetry and flows seamlessly into two separate dining areas—perfect for everyday living or hosting family and friends. The inviting living room features a gas-burning fireplace, creating a cozy focal point. Designed with privacy in mind, the split floor plan separates the primary suite, which includes a double vanity, soaking tub, and separate shower. The roof was replaced in September 2025, providing added peace of mind for the next owner. Step outside to enjoy a covered front porch and an expansive covered back patio overlooking a generously sized yard with no rear neighbors—offering both privacy and potential to create your ideal outdoor space. With its combination of location, layout, and value, this home presents an excellent opportunity to personalize and make it your own. Call me to schedule a tour today!

ⓘ 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: $6,197 · $516/mo
• Projected year-2 tax: $6,197 · $516/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 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: $36,904
• − Mortgage interest: −$17,919
• − Property taxes: −$6,197
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,952
• − Management: −$2,952
• − Depreciation: −$9,306
• Taxable loss: −$4,022
• Est. tax savings @ 24.0%: +$965
• After-tax cash flow: $2,192/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): 25,762
• Household income: $70,666
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1559.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 26% Two or more races 12% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15% Korean 1% Russian/Polish/Slavic 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: ▼ -148.67%
• Current HPI: 202.0858
• Rent YoY: ▲ 1.82%
• 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

-5.6% since first listed

2 events — show timeline

• 2026-03-22 Price Changed $319,900 BCSRMLS
• 2025-09-18 Listed $338,900 BCSRMLS

Property tax history

+4.0%/yr

Latest (2025): $6,197 · +3.4% YoY. Source: county tax records.