BARNETT Plan · Bryan, TX 77845

$271,990

3 bd · 2.0 ba · 1,446 sqft · SingleFamily · 363 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The attractive Barnett plan centers around a large open kitchen, complete with an island and a walk-in pantry. An airy great room-ideal for relaxing and entertaining-is steps away, as is a dining area. The primary suite is secluded toward the back of the home, offering a walk-in closet and a private bath with a walk-in shower. Toward the front of the home, two bedrooms share a full hall bath. Completing the home, a delightful covered patio provides a great place to relax in the fresh outdoor air.

Key facts

• Walk-in closet
• Private bath
• Dining area

Tags

• OPEN KITCHEN
• WALK-IN PANTRY
• GREAT ROOM
• DINING AREA
• WALK-IN CLOSET
• PRIVATE BATH

🏗️ New construction. The $271,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (21.4% below list).
• Recommended offer: $214k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Bryan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.1%/yr); 1718 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).

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 363 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,858 (21.4% 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 363 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $289,900
• List price: $271,990
• Delta: -6.18%
• 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
10604 Knox Landing Dr	0.12mi	3/2.0	1,415 (-2%)	0mo	$268,420	$190	90
4533 Wisenbaker Way	0.14mi	3/2.0	1,446 (0%)	5mo	$289,900	$200	89
10709 Blocker Ct	0.03mi	3/2.0	1,446 (0%)	12mo	$302,900	$209	89
4499 Wisenbaker Way	0.08mi	3/2.0	1,446 (0%)	11mo	$274,900	$190	87
4525 Wisenbaker Way	0.14mi	3/2.0	1,446 (0%)	8mo	$274,900	$190	87
10650 Knox Landing Dr	0.18mi	3/2.0	1,415 (-2%)	4mo	$268,895	$190	85
10717 Blocker Ct	0.04mi	3/2.0	1,508 (+4%)	10mo	$298,900	$198	82
4410 Albritton Ave	0.20mi	3/2.0	1,508 (+4%)	2mo	$292,900	$194	82
4521 Wisenbaker Way	0.14mi	3/2.0	1,508 (+4%)	6mo	$289,900	$192	81
4527 Wisenbaker Way	0.14mi	3/2.0	1,508 (+4%)	6mo	$289,900	$192	81
10632 Knox Landing Dr	0.15mi	3/2.0	1,595 (+10%)	2mo	$275,920	$173	74
4791 Native Tree Ln	0.29mi	3/2.0	1,548 (+7%)	4mo	$285,000	$184	72

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-66,660
• Equity at exit: $43,225

10-year hold

• IRR: -18.8%
• Equity multiple: -0.02×
• Total profit: $-82,511
• Equity at exit: $25,065

Cash invested: $81,172 (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: 57 active · 18 under contract
• Months of supply: 31.1 mo (3%/mo absorbed)
• Median asking: $295,000 ($189/sqft)
• Median days on market: 94 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +6.1% vs current asking $/sqft

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

ZIP-level market 77845

• Rents YoY: 3.1%
• Active inventory: 1718
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-314

Break-even live

Break-even rent $2,536

Max offer price $244,470

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-214	+0% $-314	+5% $-414	+10% $-514
Rent	-10% $-483	-5% $-398	+0% $-314	+5% $-229	+10% $-145
Rate	-1.0pp $-168	-0.5pp $-240	base $-314	+0.5pp $-389	+1.0pp $-465

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: $72,475
• Closing costs: $8,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10652 Knox Landing Dr College Station, TX	4.0	2.0	1665	$2,000	$1.20	0d	1	0.16mi
4777 Native Tree Ln Bryan, TX	3.0	2.5	1652	$2,200	$1.33	6d	1	0.32mi
4760 Holm Oak Rd College Station, TX	3.0	2.0	1448	$1,980	$1.37	6d	1	0.37mi
10633 Burgundy Berry Way College Station, TX	3.0	2.0	1349	$1,900	$1.41	6d	1	0.38mi
10618 Burgundy Berry Way College Station, TX	3.0	2.0	1509	$2,200	$1.46	6d	1	0.38mi
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	0d	24	1.49mi

Listing history 50 events

1. 2026-09-24
   days on market $271,990 Active 363 DOM
2. 2026-09-24
   days on market $271,990 Active 362 DOM
3. 2026-09-22
   days on market $271,990 Active 361 DOM
4. 2026-09-21
   days on market $271,990 Active 360 DOM
5. 2026-09-20
   days on market $271,990 Active 359 DOM
6. 2026-09-18
   days on market $271,990 Active 357 DOM
7. 2026-09-17
   days on market $271,990 Active 356 DOM
8. 2026-09-16
   days on market $271,990 Active 355 DOM
9. 2026-09-15
   days on market $271,990 Active 354 DOM
10. 2026-09-14
    days on market $271,990 Active 353 DOM
11. 2026-09-13
    days on market $271,990 Active 352 DOM
12. 2026-09-12
    days on market $271,990 Active 351 DOM
13. 2026-09-11
    days on market $271,990 Active 350 DOM
14. 2026-09-05
    days on market $271,990 Active 344 DOM
15. 2026-09-04
    days on market $271,990 Active 343 DOM
16. 2026-09-03
    days on market $271,990 Active 342 DOM
17. 2026-08-30
    days on market $271,990 Active 338 DOM
18. 2026-08-29
    days on market $271,990 Active 337 DOM
19. 2026-08-28
    days on market $271,990 Active 336 DOM
20. 2026-08-27
    days on market $271,990 Active 335 DOM
21. 2026-08-26
    days on market $271,990 Active 334 DOM
22. 2026-08-25
    days on market $271,990 Active 333 DOM
23. 2026-08-24
    days on market $271,990 Active 332 DOM
24. 2026-08-23
    days on market $271,990 Active 331 DOM
25. 2026-08-22
    days on market $271,990 Active 330 DOM
26. 2026-08-21
    days on market $271,990 Active 329 DOM
27. 2026-08-20
    days on market $271,990 Active 328 DOM
28. 2026-08-19
    days on market $271,990 Active 327 DOM
29. 2026-08-18
    days on market $271,990 Active 326 DOM
30. 2026-08-17
    days on market $271,990 Active 325 DOM
31. 2026-08-16
    days on market $271,990 Active 324 DOM
32. 2026-08-15
    days on market $271,990 Active 323 DOM
33. 2026-08-14
    days on market $271,990 Active 322 DOM
34. 2026-08-13
    days on market $271,990 Active 321 DOM
35. 2026-08-12
    days on market $271,990 Active 320 DOM
36. 2026-08-11
    days on market $271,990 Active 319 DOM
37. 2026-08-10
    days on market $271,990 Active 318 DOM
38. 2026-08-09
    days on market $271,990 Active 317 DOM
39. 2026-08-08
    days on market $271,990 Active 316 DOM
40. 2026-08-07
    days on market $271,990 Active 315 DOM
41. 2026-08-06
    days on market $271,990 Active 314 DOM
42. 2026-08-05
    days on market $271,990 Active 313 DOM
43. 2026-08-04
    days on market $271,990 Active 312 DOM
44. 2026-08-03
    days on market $271,990 Active 311 DOM
45. 2026-07-31
    days on market $271,990 Active 308 DOM
46. 2026-07-29
    days on market $271,990 Active 306 DOM
47. 2026-07-27
    days on market $271,990 Active 304 DOM
48. 2026-07-25
    days on market $271,990 Active 302 DOM
49. 2026-07-23
    days on market $271,990 Active 300 DOM
50. 2026-07-22
    days on market $271,990 Active 299 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 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: $25,663
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$8,433
• Taxable loss: −$8,913
• Est. tax savings @ 24.0%: +$2,139
• After-tax cash flow: $-1,628/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 · 8 photos

Good 80/100 None rehab

This single-family home is in good condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more buyers/tenants. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Sam Houston El C+ TX #505/4,322 Nat'l #8,534/41,679 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): 76,764
• Household income: $88,851
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 13% 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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 16% Two or more races 9% Asian 8% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% Chinese 2%

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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: ▼ -133.31%
• Current HPI: 175.9669
• Rent YoY: ▲ 3.13%
• 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 event — show timeline

• 2025-09-27 Listed $271,990 Zillow