10706 Aston Ct · Bryan, TX 77845

$329,900

4 bd · 2.5 ba · 2,003 sqft · SingleFamily · 112 Days on market

Built 2026 Good condition 5,797 sqft lot 2-car garage $38/mo HOA · 2% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Hampton two-story home is an open-concept floor plan featuring the primary suite privately situated on the first floor, while the secondary bedrooms are on the second floor. The gourmet island kitchen overlooks the great room and the dining room, creating a spacious entertaining area. And the upstairs gameroom offers a secondary entertainment space for the home.

Key facts

• Primary suite
• Dining room
• Great room

Tags

• OPEN-CONCEPT FLOOR PLAN
• PRIMARY SUITE
• GOURMET ISLAND KITCHEN
• GREAT ROOM
• DINING ROOM
• UPSTAIRS GAMEROOM

🏗️ New construction. The $329,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $334,400.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-546 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (30.8% below list).
• Recommended offer: $228k (30.8% below list) — sets the bar for 1% rule.

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: Alton Bowen El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 343 students, 65% FRL); Arthur L Davila Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 1,044 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) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 1718 active listings in the ZIP; 4 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).
• This rent runs 31% of the median local income ($89k/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 $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 112 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $228,251 (30.8% 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 112 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.68% ✗
• Cap rate: 4.33%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 12.2

CMA / ARV

• ARV (median comp): $334,400
• List price: $329,900
• Delta: -1.35%
• 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
4528 Wisenbaker Way	0.08mi	4/2.5	2,003 (0%)	1mo	$345,900	$173	95
4466 Wisenbaker Way	0.08mi	4/3.0	2,012 (+0%)	0mo	$333,900	$166	93
10707 Aston Ct	0.01mi	4/3.0	2,012 (+0%)	5mo	$329,900	$164	93
10712 Aston Ct	0.04mi	4/3.0	2,012 (+0%)	4mo	$349,900	$174	92
10643 Knox Landing Dr	0.13mi	4/3.0	2,042 (+2%)	3mo	$315,105	$154	86
10605 Knox Landing Dr	0.24mi	4/3.0	2,042 (+2%)	1mo	$319,610	$157	83
4519 Wisenbaker Way	0.08mi	4/3.0	2,120 (+6%)	4mo	$340,900	$161	81
4531 Wisenbaker Way	0.08mi	4/3.0	2,120 (+6%)	5mo	$340,900	$161	80
10709 Aston Ct	0.01mi	3/2.5 (-1)	2,165 (+8%)	1mo	$345,900	$160	80
10710 Aston Ct	0.04mi	3/2.5 (-1)	2,165 (+8%)	5mo	$349,900	$162	76
4529 Wisenbaker Way	0.08mi	4/2.5	1,789 (-11%)	5mo	$316,805	$177	74
10603 Scarlet Peak Ct	0.35mi	3/2.0 (-1)	1,897 (-5%)	5mo	$340,000	$179	64

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: -28.3%
• Equity multiple: 0.05×
• Total profit: $-88,591
• Equity at exit: $49,860

10-year hold

• IRR: -26.8%
• Equity multiple: -0.29×
• Total profit: $-120,440
• Equity at exit: $28,913

Cash invested: $93,632 (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: 62 active · 23 under contract
• Months of supply: 16.2 mo (6%/mo absorbed)
• Median asking: $313,900 ($177/sqft)
• Median days on market: 90 d
• This list price: 74% of active listings are priced below it
• ARV vs active asking: -5.5% 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: 12.0×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$1,754
• Tax est. 1.5%: −$418 /mo · $5,016/yr
• Insurance: −$139
• HOA: −$38
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-546

Break-even live

Break-even rent $2,973

Max offer price $255,425

Occupancy floor —

Sensitivity live

Price	-10% $-315	-5% $-430	+0% $-546	+5% $-661	+10% $-777
Rent	-10% $-726	-5% $-636	+0% $-546	+5% $-456	+10% $-365
Rate	-1.0pp $-377	-0.5pp $-461	base $-546	+0.5pp $-632	+1.0pp $-721

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: $83,600
• Closing costs: $10,032
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.21mi
4777 Native Tree Ln Bryan, TX	3.0	2.5	1652	$2,200	$1.33	6d	1	0.49mi
4760 Holm Oak Rd College Station, TX	3.0	2.0	1448	$1,980	$1.37	6d	1	0.54mi
10618 Burgundy Berry Way College Station, TX	3.0	2.0	1509	$2,200	$1.46	6d	1	0.57mi

Property features AI

Finance

• HOA & community: Association managed by Equity Property MgnmtAnnual association fee of $450

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and cement sidingComposition roof
• Exterior features: DeckPatioPrivate yardSubdivision location

Interior

• Kitchen: DishwasherMicrowave
• Bedrooms: Primary bedroom (first level)Three additional bedrooms (second level)
• Flooring: CarpetPlankVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Kitchen islandKitchen open to family roomPrimary bathroomWalk-in pantryQuartz countertopsSeparate showerTub/shower combinationGame room (second level)
• Laundry & utility: Pantry (storage/utility)

Listing history 50 events

1. 2026-09-24
   days on market $329,900 Active 112 DOM
2. 2026-09-24
   pricedays on market $329,900 Active 111 DOM
3. 2026-09-22
   days on market $334,900 Active 110 DOM
4. 2026-09-21
   days on market $334,900 Active 109 DOM
5. 2026-09-20
   days on market $334,900 Active 108 DOM
6. 2026-09-18
   days on market $334,900 Active 106 DOM
7. 2026-09-17
   days on market $334,900 Active 105 DOM
8. 2026-09-16
   days on market $334,900 Active 104 DOM
9. 2026-09-15
   days on market $334,900 Active 103 DOM
10. 2026-09-14
    days on market $334,900 Active 102 DOM
11. 2026-09-13
    days on market $334,900 Active 101 DOM
12. 2026-09-12
    days on market $334,900 Active 100 DOM
13. 2026-09-11
    days on market $334,900 Active 99 DOM
14. 2026-09-05
    days on market $334,900 Active 93 DOM
15. 2026-09-04
    days on market $334,900 Active 92 DOM
16. 2026-09-03
    pricedays on market $334,900 Active 91 DOM
17. 2026-08-31
    days on market $335,900 Active 88 DOM
18. 2026-08-30
    days on market $335,900 Active 87 DOM
19. 2026-08-29
    days on market $335,900 Active 86 DOM
20. 2026-08-28
    days on market $335,900 Active 85 DOM
21. 2026-08-27
    days on market $335,900 Active 84 DOM
22. 2026-08-26
    days on market $335,900 Active 83 DOM
23. 2026-08-25
    days on market $335,900 Active 82 DOM
24. 2026-08-24
    days on market $335,900 Active 81 DOM
25. 2026-08-23
    days on market $335,900 Active 80 DOM
26. 2026-08-22
    days on market $335,900 Active 79 DOM
27. 2026-08-21
    days on market $335,900 Active 78 DOM
28. 2026-08-20
    days on market $335,900 Active 77 DOM
29. 2026-08-19
    days on market $335,900 Active 76 DOM
30. 2026-08-18
    days on market $335,900 Active 75 DOM
31. 2026-08-17
    days on market $335,900 Active 74 DOM
32. 2026-08-16
    days on market $335,900 Active 73 DOM
33. 2026-08-15
    days on market $335,900 Active 72 DOM
34. 2026-08-14
    days on market $335,900 Active 71 DOM
35. 2026-08-13
    days on market $335,900 Active 70 DOM
36. 2026-08-12
    days on market $335,900 Active 69 DOM
37. 2026-08-11
    days on market $335,900 Active 68 DOM
38. 2026-08-10
    days on market $335,900 Active 67 DOM
39. 2026-08-09
    days on market $335,900 Active 66 DOM
40. 2026-08-08
    days on market $335,900 Active 65 DOM
41. 2026-08-07
    days on market $335,900 Active 64 DOM
42. 2026-08-06
    days on market $335,900 Active 63 DOM
43. 2026-08-05
    days on market $335,900 Active 62 DOM
44. 2026-08-04
    days on market $335,900 Active 61 DOM
45. 2026-08-03
    days on market $335,900 Active 60 DOM
46. 2026-07-31
    days on market $335,900 Active 57 DOM
47. 2026-07-29
    days on market $335,900 Active 55 DOM
48. 2026-07-27
    days on market $335,900 Active 53 DOM
49. 2026-07-25
    days on market $335,900 Active 51 DOM
50. 2026-07-23
    days on market $335,900 Active 49 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 · 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: $27,390
• − Mortgage interest: −$18,732
• − Property taxes: −$5,016
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − HOA: −$456
• − Depreciation: −$9,728
• Taxable loss: −$12,596
• Est. tax savings @ 24.0%: +$3,023
• After-tax cash flow: $-3,526/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 · 4 photos

Good 80/100 None rehab

This well-maintained, move-in-ready home features an open-concept floor plan with modern finishes and ample natural light. It offers a good starting point for potential buyers or tenants, with minor updates that can significantly enhance its value.

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 improve curb appeal and attract potential buyers/tenants. ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Modern, energy-efficient appliances can increase the home's value and appeal to buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers/tenants. ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Alton Bowen El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Arthur L Davila Middle F TX #911/1,662 Nat'l #7,937/14,009 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

Property features AI

Finance

• HOA & community: Association managed by Equity Property MgnmtAnnual association fee of $450

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and cement sidingComposition roof
• Exterior features: DeckPatioPrivate yardSubdivision location

Interior

• Kitchen: DishwasherMicrowave
• Bedrooms: Primary bedroom (first level)Three additional bedrooms (second level)
• Flooring: CarpetPlankVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Kitchen islandKitchen open to family roomPrimary bathroomWalk-in pantryQuartz countertopsSeparate showerTub/shower combinationGame room (second level)
• Laundry & utility: Pantry (storage/utility)

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $335,900 BCSRMLS
• 2026-06-04 Listed $335,900 HARMLS