2810 Cypress Bend Cir · Bryan, TX 77801

$304,900

9 bd · 3.9 ba · 3,156 sqft · MultiFamily public records · 126 Days on market

Built 1979 9,426 sqft lot $97/sqft · 11% below area Est $342k · 11% under

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +12.3/15.0
• DSCR +8.9/10.0
• 1% rule +7.5/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Turnkey Investment or Aggieland Home Base Located in the established Cedar Ridge community of Bryan, this updated 2-bedroom, 1-bathroom unit offers the perfect blend of residential quiet and "Aggieland" convenience. Whether you are searching for a reliable addition to your investment portfolio or a low-maintenance home base just minutes from the action, this property is a standout choice in the 77801 market. The Home Features Designed with both comfort and longevity in mind, Unit A provides a functional, open layout that feels larger than its footprint: Bright Living Spaces: An inviting living area featuring durable flooring and large windows that fill the home with natural light. Functional Kitchen: A practical culinary space equipped with essential appliances (including a refrigerator and range) and ample cabinet storage. Comfortable Bedrooms: Two well-sized bedrooms with generous closet space, perfect for roommates, a guest room, or a dedicated home office. Essential Updates: Enjoy the peace of mind that comes with a roof replaced in 2021 and a recently updated central HVAC system. Convenience Included: In-unit washer and dryer hookups. At 2702 Evergreen Circle, you are at the gateway to the best of the Brazos Valley: Just under 4 miles from the Texas A & M campus, making it a favorite for students and university staff. A short 5-minute drive takes you to Historic Downtown Bryan, home to boutique shops, local breweries, and the monthly "First Friday" festivals. Minutes away from the Texas 21 Market Square and Rudder’s Landing for all your shopping and dining needs. Close to local favorites like the Children's Museum of the Brazos Valley and the hike-and-bike trails at Tanglewood Park. Investor Quick Facts High occupancy area due to proximity to Texas A & M and Blinn College. Condition: Multi-family structure built in 1979 with recent capital improvements (Roof 2021).

Key facts

• Functional kitchen
• Bright living spaces
• Open layout

Tags

• CEDAR RIDGE COMMUNITY
• UPDATED UNIT
• OPEN LAYOUT
• BRIGHT LIVING SPACES
• FUNCTIONAL KITCHEN
• NEAR SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive. Per door: $264/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $268k (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 $3,818/mo this rent would consume 115% 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 $9k 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 126 days — a 12% lower offer ($268k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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: 1.25% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.7

CMA / ARV

• ARV (median comp): $341,691
• List price: $304,900
• Delta: -10.77%
• Verdict: UNDERPRICED
• 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	0.18mi	8/4.0 (-1)	3,156 (0%)	2mo	$310,000	$98	84
2705 Evergreen Cir	0.14mi	8/1.0 (-1)	3,156 (0%)	20mo	$338,500	$107	60

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-6,473
• Equity at exit: $45,462

10-year hold

• IRR: 5.2%
• Equity multiple: 1.35×
• Total profit: $29,921
• Equity at exit: $26,362

Cash invested: $85,372 (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: 20.0×

Monthly cashflow live

• Estimated rent: $3,818 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$499 /mo · $5,992/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $791

Break-even live

Break-even rent $2,817

Max offer price $304,900

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,819
Total (3 units)			$3,818

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $304,900 Active 126 DOM
2. 2026-06-17
   days on market $304,900 Active 125 DOM
3. 2026-06-16
   days on market $304,900 Active 124 DOM
4. 2026-06-15
   days on market $304,900 Active 123 DOM
5. 2026-06-14
   days on market $304,900 Active 121 DOM
6. 2026-06-13
   days on market $304,900 Active 120 DOM
7. 2026-06-10
   days on market $304,900 Active 118 DOM
8. 2026-06-09
   days on market $304,900 Active 117 DOM
9. 2026-06-08
   days on market $304,900 Active 116 DOM
10. 2026-06-07
    days on market $304,900 Active 115 DOM
11. 2026-06-03
    days on market $304,900 Active 111 DOM
12. 2026-06-02
    days on market $304,900 Active 110 DOM
13. 2026-06-01
    days on market $304,900 Active 109 DOM
14. 2026-05-31
    days on market $304,900 Active 108 DOM
15. 2026-05-30
    days on market $304,900 Active 107 DOM
16. 2026-02-12
    listed $304,900 Active 1936-char remark

    Show marketing remark (1936 chars)

    Turnkey Investment or Aggieland Home Base Located in the established Cedar Ridge community of Bryan, this updated 2-bedroom, 1-bathroom unit offers the perfect blend of residential quiet and "Aggieland" convenience. Whether you are searching for a reliable addition to your investment portfolio or a low-maintenance home base just minutes from the action, this property is a standout choice in the 77801 market. The Home Features Designed with both comfort and longevity in mind, Unit A provides a functional, open layout that feels larger than its footprint: Bright Living Spaces: An inviting living area featuring durable flooring and large windows that fill the home with natural light. Functional Kitchen: A practical culinary space equipped with essential appliances (including a refrigerator and range) and ample cabinet storage. Comfortable Bedrooms: Two well-sized bedrooms with generous closet space, perfect for roommates, a guest room, or a dedicated home office. Essential Updates: Enjoy the peace of mind that comes with a roof replaced in 2021 and a recently updated central HVAC system. Convenience Included: In-unit washer and dryer hookups. At 2702 Evergreen Circle, you are at the gateway to the best of the Brazos Valley: Just under 4 miles from the Texas A & M campus, making it a favorite for students and university staff. A short 5-minute drive takes you to Historic Downtown Bryan, home to boutique shops, local breweries, and the monthly "First Friday" festivals. Minutes away from the Texas 21 Market Square and Rudder’s Landing for all your shopping and dining needs. Close to local favorites like the Children's Museum of the Brazos Valley and the hike-and-bike trails at Tanglewood Park. Investor Quick Facts High occupancy area due to proximity to Texas A & M and Blinn College. Condition: Multi-family structure built in 1979 with recent capital improvements (Roof 2021).

17. 2015-11-13
    soldstatus
18. 2007-03-27
    soldstatus
19. 2006-08-25
    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: $5,992 · $499/mo
• Projected year-2 tax: $5,992 · $499/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 · 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: $45,816
• − Mortgage interest: −$17,079
• − Property taxes: −$5,992
• − Insurance: −$1,524
• − Repairs & maintenance: −$3,665
• − Management: −$3,665
• − Depreciation: −$8,870
• Taxable income: $5,020
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $8,286/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

4 events — show timeline

• 2026-02-12 Listed $304,900 Unlock MLS
• 2015-11-13 Sold (Public Records) — Public Records
• 2007-03-27 Sold (Public Records) — Public Records
• 2006-08-25 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $5,992 · +7.8% YoY. Source: county tax records.