2202 Jeter Dr · Bryan, TX 77807

$256,990

4 bd · 2.0 ba · 1,716 sqft · SingleFamily · 14 Days on market

Built 2026 Excellent condition $54/mo HOA · 2% of rent

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Oxford Floor Plan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $256,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,992.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $257k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (10.1% below list).
• Recommended offer: $231k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Mary Branch El (math 32% / reading 17%, grade F, #3,052 of 4,322 statewide, top 74%, 617 students, 83% FRL); Stephen F Austin (math 25% / reading 36%, grade F, #1,036 of 1,662 statewide, top 63%, 1,206 students, 76% 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: 304 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $230,957 (10.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $277,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2202 Jeter Dr	0.00mi	4/2.0	1,716 (0%)	1mo	$256,990	$150	99
2212 Jeter Dr	0.00mi	4/2.0	1,676 (-2%)	1mo	$252,390	$151	95
2226 Jeter Dr	0.00mi	4/2.0	1,665 (-3%)	1mo	$293,490	$176	94
2204 Jeter Dr	0.00mi	4/2.0	1,859 (+8%)	1mo	$274,990	$148	85
2206 Jeter Dr	0.00mi	3/2.0 (-1)	1,564 (-9%)	1mo	$252,990	$162	79
2213 Jeter Dr	0.17mi	4/2.0	1,859 (+8%)	1mo	$282,140	$152	78
2207 Jeter Dr	0.03mi	4/2.5	1,922 (+12%)	1mo	$268,990	$140	75
5417 Smith Lake Blvd	0.09mi	3/2.0 (-1)	1,564 (-9%)	1mo	$289,990	$185	75
2201 Jeter Dr	0.03mi	3/2.0 (-1)	1,484 (-14%)	2mo	$244,990	$165	69
5419 Bear Run	0.10mi	3/2.0 (-1)	1,501 (-12%)	1mo	$273,490	$182	68
2210 Jeter Dr	0.20mi	3/2.0 (-1)	1,484 (-14%)	1mo	$252,990	$170	62
1819 Taggart Trl	0.31mi	3/2.0 (-1)	1,484 (-14%)	0mo	$239,990	$162	58

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-54,569
• Equity at exit: $41,450

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-59,591
• Equity at exit: $24,036

Cash invested: $77,838 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$347 /mo · $4,170/yr
• Insurance: −$116
• HOA: −$54
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-151

Break-even live

Break-even rent $2,500

Max offer price $256,203

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-55	+0% $-151	+5% $-247	+10% $-343
Rent	-10% $-333	-5% $-242	+0% $-151	+5% $-59	+10% $32
Rate	-1.0pp $-11	-0.5pp $-80	base $-151	+0.5pp $-223	+1.0pp $-296

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	0.08mi
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	0.13mi
1971 Chief St Bryan, TX	3.0	2.0	1517	$2,100	$1.38	23d	1	0.15mi
2119 Chief St Bryan, TX	4.0	2.0	1568	$2,400	$1.53	15d	1	0.28mi
2111 Chief St Bryan, TX	3.0	2.0	1370	$2,150	$1.57	15d	1	0.31mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 2 events

1. 2026-03-16
   status Pending
2. 2026-03-02
   listed $256,990 Active

ⓘ 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 · 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: $27,715
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − HOA: −$648
• − Depreciation: −$8,087
• Taxable loss: −$6,586
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $-226/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 · 14 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from some cosmetic updates to further enhance its resale value.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and overall aesthetic of the home.
• Resale Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and overall aesthetic of the home. ↑
• Resale Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract potential buyers. ↑

ⓘ 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

2 events — show timeline

• 2026-03-16 Pending — HARMLS
• 2026-03-02 Listed $256,990 HARMLS