Ramsey Plan · Bryan, TX 77807

$267,990

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 822 Days on market

Poor condition ↓ 47% 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 +11.4/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• 2 garage spots
• Listed 821 days

🏗️ New construction. The $267,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (13.8% below list).
• Recommended offer: $231k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 304 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% 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 822 days — a 12% lower offer ($236k) 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 $230,923 (13.8% 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 822 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $277,990
• List price: $267,990
• Delta: -3.60%
• 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
2212 Jeter Dr	0.06mi	4/2.0	1,676 (0%)	1mo	$252,390	$151	96
2226 Jeter Dr	0.06mi	4/2.0	1,665 (-1%)	1mo	$293,490	$176	95
2202 Jeter Dr	0.06mi	4/2.0	1,716 (+2%)	1mo	$256,990	$150	92
2206 Jeter Dr	0.06mi	3/2.0 (-1)	1,564 (-7%)	1mo	$252,990	$162	80
2204 Jeter Dr	0.06mi	4/2.0	1,859 (+11%)	1mo	$274,990	$148	78
5417 Smith Lake Blvd	0.15mi	3/2.0 (-1)	1,564 (-7%)	1mo	$289,990	$185	76
2213 Jeter Dr	0.21mi	4/2.0	1,859 (+11%)	1mo	$282,140	$152	71
5419 Bear Run	0.14mi	3/2.0 (-1)	1,501 (-10%)	1mo	$273,490	$182	70
2201 Jeter Dr	0.09mi	3/2.0 (-1)	1,484 (-12%)	2mo	$244,990	$165	70
2207 Jeter Dr	0.09mi	4/2.5	1,922 (+15%)	1mo	$268,990	$140	68
2210 Jeter Dr	0.23mi	3/2.0 (-1)	1,484 (-12%)	1mo	$252,990	$170	64
1819 Taggart Trl	0.33mi	3/2.0 (-1)	1,484 (-12%)	0mo	$239,990	$162	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-51,179
• Equity at exit: $41,449

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-52,366
• Equity at exit: $24,035

Cash invested: $77,837 (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: 304
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$347 /mo · $4,170/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-97

Break-even live

Break-even rent $2,432

Max offer price $263,978

Occupancy floor 99%

Sensitivity live

Price	-10% $95	-5% $-1	+0% $-97	+5% $-193	+10% $-289
Rent	-10% $-279	-5% $-188	+0% $-97	+5% $-6	+10% $86
Rate	-1.0pp $43	-0.5pp $-26	base $-97	+0.5pp $-169	+1.0pp $-242

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: $69,498
• Closing costs: $8,340
• 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	45d	1	0.02mi
1971 Chief St Bryan, TX	3.0	2.0	1517	$2,100	$1.38	22d	1	0.10mi
2010 Chief St Bryan, TX	3.0	2.0	1603	$2,250	$1.40	45d	1	0.13mi
2148 Chief St Bryan, TX	4.0	2.0	1568	$2,000	$1.28	15d	1	0.18mi
2119 Chief St Bryan, TX	4.0	2.0	1568	$2,400	$1.53	15d	1	0.31mi
2111 Chief St Bryan, TX	3.0	2.0	1370	$2,150	$1.57	15d	1	0.35mi

Listing history 19 events

1. 2026-06-21
   days on market $267,990 Active 822 DOM
2. 2026-06-18
   days on market $267,990 Active 819 DOM
3. 2026-06-17
   days on market $267,990 Active 818 DOM
4. 2026-06-16
   price $267,990 Active 817 DOM
5. 2026-06-16
   days on market $268,990 Active 817 DOM
6. 2026-06-15
   days on market $268,990 Active 816 DOM
7. 2026-06-14
   days on market $268,990 Active 814 DOM
8. 2026-06-13
   days on market $268,990 Active 813 DOM
9. 2026-06-10
   days on market $268,990 Active 811 DOM
10. 2026-06-09
    days on market $268,990 Active 810 DOM
11. 2026-06-08
    days on market $268,990 Active 809 DOM
12. 2026-06-07
    days on market $268,990 Active 808 DOM
13. 2026-06-03
    days on market $268,990 Active 804 DOM
14. 2026-06-02
    days on market $268,990 Active 803 DOM
15. 2026-06-01
    days on market $268,990 Active 802 DOM
16. 2026-05-31
    days on market $268,990 Active 801 DOM
17. 2026-05-30
    days on market $268,990 Active 800 DOM
18. 2024-07-19
    price $268,990 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

19. 2024-03-21
    listed $510,000 Active 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

ⓘ 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: $27,711
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$8,087
• Taxable loss: −$5,942
• Est. tax savings @ 24.0%: +$1,426
• After-tax cash flow: $264/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repair, including major work on the exterior, roof, landscaping, and interior. Significant improvements in these areas will substantially increase its value for resale or rental.

Repairs flagged

• Major Exterior concrete — Exposed concrete suggests significant structural issues.
• Major Roof repair — Visible damage to the roof indicates urgent need for repair.
• Major Landscaping — Minimal landscaping and no visible curb appeal suggest a need for significant improvement.
• Major Interior walls and paint — No interior walls or paint are visible, indicating a need for renovation or repair.
• Major HVAC and mechanical systems — No systems are visible, indicating a need for inspection and potential repair or replacement.
• Major Foundation and structure — No foundation or structure is visible, indicating a need for inspection and potential repair or reinforcement.
• Major Flooring — No flooring is visible, indicating a need for inspection and potential repair or replacement.

Value-add opportunities

• Both Landscaping and curb appeal — Improving the landscaping and curb appeal will enhance both the resale and rental value.
• Both Exterior and interior renovation — A comprehensive renovation of the exterior and interior will significantly increase the home's value.
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems will improve comfort and energy efficiency, enhancing both resale and rental value.
• Both Roof repair — Repairing the roof will address a major safety concern and improve the home's overall appearance, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior concrete · Exposed concrete suggests significant structural issues.	Major	$15,000–50,000
Roof repair · Visible damage to the roof indicates urgent need for repair.	Major	$15,000–50,000
Landscaping · Minimal landscaping and no visible curb appeal suggest a need for significant improvement.	Major	$15,000–50,000
Interior walls and paint · No interior walls or paint are visible, indicating a need for renovation or repair.	Major	$15,000–50,000
HVAC and mechanical systems · No systems are visible, indicating a need for inspection and potential repair or replacement.	Major	$15,000–50,000
Foundation and structure · No foundation or structure is visible, indicating a need for inspection and potential repair or reinforcement.	Major	$15,000–50,000
Flooring · No flooring is visible, indicating a need for inspection and potential repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improving the landscaping and curb appeal will enhance both the resale and rental value. ↑
• Both Exterior and interior renovation — A comprehensive renovation of the exterior and interior will significantly increase the home's value. ↑
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems will improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Roof repair — Repairing the roof will address a major safety concern and improve the home's overall appearance, enhancing 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

-47.3% since first listed

2 events — show timeline

• 2024-07-19 Price Changed $268,990 Zillow
• 2024-03-21 Listed $510,000 Zillow