4404 Albritton Ave · Bryan, TX 77801

$331,900

4 bd · 3.0 ba · 2,012 sqft · SingleFamily · 151 Days on market

Built 2026 Good condition 5,901 sqft lot 2-car garage $38/mo HOA · 2% of rent

---

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 +5.2/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Boasting a beautiful and functional single-story layout, the Brazos plan welcomes you with a charming front porch entrance. Inside, the home is anchored by an open-concept living area, with a spacious great room that flows into a versatile dining area and a well-appointed kitchen with a center island. Toward the front of the home, the foyer leads to three secondary bedrooms—two that flank a full bath and one with an attached full bath and walk-in closet. Located on the other side of the home for added privacy, the primary suite features an attached bath and a generous walk-in closet.

Key facts

• Front porch entrance
• Foyer
• Center island

Tags

• FRONT PORCH ENTRANCE
• OPEN-CONCEPT LIVING AREA
• VERSATILE DINING AREA
• WELL-APPOINTED KITCHEN
• CENTER ISLAND
• FOYER

🏗️ New construction. The $331,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $332,400.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $332k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-755 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (39.8% below list).
• Recommended offer: $200k (39.8% 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 flat; 162 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $2,000/mo this rent would consume 60% of the median local household income ($40k/yr) — 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 $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 151 days — a 12% lower offer ($292k) is reasonable based on typical stale-listing flexibility.
• 3 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 $199,965 (39.8% 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 151 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.74%
• DSCR: 0.57
• GRM: 13.9

CMA / ARV

• ARV (median comp): $332,400
• List price: $331,900
• Delta: -0.15%
• 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
10707 Aston Ct	0.01mi	4/3.0	2,012 (0%)	6mo	$329,900	$164	94
4466 Wisenbaker Way	0.10mi	4/3.0	2,012 (0%)	2mo	$333,900	$166	94
10712 Aston Ct	0.05mi	4/3.0	2,012 (0%)	6mo	$349,900	$174	93
4520 Wisenbaker Way	0.10mi	4/2.5	2,003 (-0%)	2mo	$329,900	$165	92
4528 Wisenbaker Way	0.10mi	4/2.5	2,003 (-0%)	2mo	$345,900	$173	91
10643 Knox Landing Dr	0.14mi	4/3.0	2,042 (+2%)	4mo	$315,105	$154	87
10600 Knox Landing Dr	0.28mi	4/3.0	2,042 (+2%)	0mo	$319,955	$157	84
10605 Knox Landing Dr	0.25mi	4/3.0	2,042 (+2%)	2mo	$319,610	$157	84
4519 Wisenbaker Way	0.10mi	4/3.0	2,120 (+5%)	5mo	$340,900	$161	82
10709 Aston Ct	0.01mi	3/2.5 (-1)	2,165 (+8%)	2mo	$345,900	$160	78
4529 Wisenbaker Way	0.10mi	4/2.5	1,789 (-11%)	6mo	$316,805	$177	70
10648 Knox Landing Dr	0.18mi	4/2.0	1,797 (-11%)	1mo	$280,030	$156	69

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: -36.0%
• Equity multiple: -0.14×
• Total profit: $-105,887
• Equity at exit: $49,562

10-year hold

• IRR: -64.6%
• Equity multiple: -0.82×
• Total profit: $-169,566
• Equity at exit: $28,740

Cash invested: $93,072 (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: 73 active · 32 under contract
• Months of supply: 23.1 mo (4%/mo absorbed)
• Median asking: $313,900 ($173/sqft)
• Median days on market: 76 d
• This list price: 82% of active listings are priced below it
• ARV vs active asking: -4.5% vs current asking $/sqft

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

ZIP-level market 77801

• Home prices YoY: -16.8%
• Rents YoY: 1.0%
• Active inventory: 162
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,743
• Tax est. 1.5%: −$416 /mo · $4,986/yr
• Insurance: −$138
• HOA: −$38
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-755

Break-even live

Break-even rent $2,956

Max offer price $223,090

Occupancy floor —

Sensitivity live

Price	-10% $-526	-5% $-641	+0% $-755	+5% $-870	+10% $-985
Rent	-10% $-913	-5% $-834	+0% $-755	+5% $-676	+10% $-597
Rate	-1.0pp $-588	-0.5pp $-671	base $-755	+0.5pp $-842	+1.0pp $-929

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: $83,100
• Closing costs: $9,972
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10634 Knox Landing Dr College Station, TX	4.0	2.0	1665	$2,000	$1.20	36d	1	0.17mi
10652 Knox Landing Dr College Station, TX	4.0	2.0	1665	$2,000	$1.20	19d	1	0.21mi
4777 Native Tree Ln Bryan, TX	3.0	2.5	1652	$2,200	$1.33	51d	1	0.49mi
4760 Holm Oak Rd College Station, TX	3.0	2.0	1448	$1,980	$1.37	51d	1	0.54mi
10618 Burgundy Berry Way College Station, TX	3.0	2.0	1509	$2,150	$1.42	41d	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 siding exteriorComposition roof
• Exterior features: Front porch

Interior

• Kitchen: DishwasherMicrowave
• Bedrooms: Primary bedroom on the first floorThree additional bedrooms on the first floor
• Flooring: CarpetPlank flooringTileVinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Double vanityKitchen islandKitchen/family room comboPantryQuartz countersSeparate showerTub with shower

Listing history 50 events

1. 2026-11-02
   days on market $331,900 Active 151 DOM
2. 2026-11-01
   days on market $331,900 Active 150 DOM
3. 2026-10-31
   days on market $331,900 Active 149 DOM
4. 2026-10-30
   days on market $331,900 Active 148 DOM
5. 2026-10-29
   days on market $331,900 Active 147 DOM
6. 2026-10-28
   days on market $331,900 Active 146 DOM
7. 2026-10-27
   days on market $331,900 Active 145 DOM
8. 2026-10-26
   days on market $331,900 Active 144 DOM
9. 2026-10-25
   days on market $331,900 Active 143 DOM
10. 2026-10-24
    days on market $331,900 Active 142 DOM
11. 2026-10-23
    days on market $331,900 Active 141 DOM
12. 2026-10-22
    days on market $331,900 Active 140 DOM
13. 2026-10-21
    pricestatusdays on marketlisting id $331,900 Active 139 DOM
14. 2026-09-22
    statusdays on market $299,900 Pending 110 DOM
15. 2026-09-21
    days on market $299,900 Active 109 DOM
16. 2026-09-20
    days on market $299,900 Active 108 DOM
17. 2026-09-18
    days on market $299,900 Active 106 DOM
18. 2026-09-17
    days on market $299,900 Active 105 DOM
19. 2026-09-16
    days on market $299,900 Active 104 DOM
20. 2026-09-15
    days on market $299,900 Active 103 DOM
21. 2026-09-14
    days on market $299,900 Active 102 DOM
22. 2026-09-13
    days on market $299,900 Active 101 DOM
23. 2026-09-12
    days on market $299,900 Active 100 DOM
24. 2026-09-11
    pricedays on market $299,900 Active 99 DOM
25. 2026-09-05
    days on market $331,900 Active 93 DOM
26. 2026-09-04
    days on market $331,900 Active 92 DOM
27. 2026-09-03
    days on market $331,900 Active 91 DOM
28. 2026-08-31
    days on market $331,900 Active 88 DOM
29. 2026-08-30
    days on market $331,900 Active 87 DOM
30. 2026-08-29
    days on market $331,900 Active 86 DOM
31. 2026-08-28
    days on market $331,900 Active 85 DOM
32. 2026-08-27
    days on market $331,900 Active 84 DOM
33. 2026-08-26
    days on market $331,900 Active 83 DOM
34. 2026-08-25
    days on market $331,900 Active 82 DOM
35. 2026-08-24
    days on market $331,900 Active 81 DOM
36. 2026-08-23
    days on market $331,900 Active 80 DOM
37. 2026-08-22
    days on market $331,900 Active 79 DOM
38. 2026-08-21
    days on market $331,900 Active 78 DOM
39. 2026-08-20
    days on market $331,900 Active 77 DOM
40. 2026-08-19
    days on market $331,900 Active 76 DOM
41. 2026-08-18
    days on market $331,900 Active 75 DOM
42. 2026-08-17
    days on market $331,900 Active 74 DOM
43. 2026-08-16
    days on market $331,900 Active 73 DOM
44. 2026-08-15
    days on market $331,900 Active 72 DOM
45. 2026-08-14
    days on market $331,900 Active 71 DOM
46. 2026-08-13
    days on market $331,900 Active 70 DOM
47. 2026-08-12
    days on market $331,900 Active 69 DOM
48. 2026-08-11
    days on market $331,900 Active 68 DOM
49. 2026-08-10
    days on market $331,900 Active 67 DOM
50. 2026-08-09
    days on market $331,900 Active 66 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: $23,996
• − Mortgage interest: −$18,620
• − Property taxes: −$4,986
• − Insurance: −$1,662
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$456
• − Depreciation: −$9,670
• Taxable loss: −$15,237
• Est. tax savings @ 24.0%: +$3,657
• After-tax cash flow: $-5,408/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 · 10 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a modern design and well-maintained exterior. It offers a spacious layout with an open-concept living area, modern kitchen, and three bedrooms. The property is move-in ready and has the potential for further value increases 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 increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the kitchen's functionality and appeal to potential 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): 15,461
• Household income: $39,846
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 14% of renters

---

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%
• 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

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 siding exteriorComposition roof
• Exterior features: Front porch

Interior

• Kitchen: DishwasherMicrowave
• Bedrooms: Primary bedroom on the first floorThree additional bedrooms on the first floor
• Flooring: CarpetPlank flooringTileVinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Double vanityKitchen islandKitchen/family room comboPantryQuartz countersSeparate showerTub with shower

Price history

+0.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $331,900 BCSRMLS
• 2026-06-04 Listed $331,900 HARMLS
• 2026-05-07 Listed $331,900 Zillow