3714 Sunnybrook Ln · Bryan, TX 77802

$260,000

4 bd · 2.0 ba · 2,192 sqft · SingleFamily public records

Built 1976 Est $357k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• 1% rule +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity. Selling as is, will need repairs completed. Walking distance to elementary and high school, park, grocery store. Selling due to change in marital status.

Key facts

• Built 1976

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-33 ($-396/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (7.4% below list).
• Recommended offer: $241k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Rents rising (+1.8%/yr); 278 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% of the median local income ($71k/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 0 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,873 (7.4% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $357,296
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3618 Sunnybrook Ln	0.12mi	4/3.0	2,172 (-1%)	9mo	$378,500	$174	82
3805 Windridge Dr	0.65mi	4/2.5	2,186 (-0%)	0mo	$350,000	$160	67
3614 Oak Ridge Drive Dr	0.39mi	4/2.5	2,308 (+5%)	6mo	$350,000	$152	66
3802 Kelli Ln	0.28mi	5/3.0 (+1)	2,250 (+3%)	14mo	$367,000	$163	62
2524 Willow Bend Dr	0.72mi	4/2.5	2,113 (-4%)	2mo	$400,000	$189	57
821 Vine St	0.57mi	4/3.0	2,331 (+6%)	10mo	$457,500	$196	50
1114 Sul Ross Dr	0.48mi	3/2.5 (-1)	2,025 (-8%)	19mo	$320,000	$158	42

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-46,939
• Equity at exit: $38,767

10-year hold

• IRR: -13.6%
• Equity multiple: 0.25×
• Total profit: $-54,414
• Equity at exit: $22,480

Cash invested: $72,800 (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 77802

• Rents YoY: 1.8%
• Active inventory: 278
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$464 /mo · $5,570/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-33

Break-even live

Break-even rent $2,451

Max offer price $254,166

Occupancy floor 96%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2106 Barak Ln Bryan, TX	4.0	2.5	1943	$2,400	$1.24	43d	1	0.50mi
728 Meadow Ln Unit 1093291P Bryan, TX	3.0	2.0	1517	$4,919	$3.24	43d	1	0.77mi
2902 Chaparral Cir Bryan, TX	4.0	3.0	2181	$3,000	$1.38	21d	1	0.98mi
308 Dunn St Unit 1095253P Bryan, TX	5.0	3.0	2206	$14,247	$6.46	21d	1	1.09mi
501 Helena St Bryan, TX	3.0	2.0	1424	$2,200	$1.54	21d	1	1.11mi
146 Forest Dr College Station, TX	4.0	4.0	1496	$1,900	$1.27	13d	1	1.19mi
214 Helena St Unit 1071607P Bryan, TX	4.0	3.0	2034	$6,503	$3.20	13d	1	1.20mi
2702 Apple Creek Cir Bryan, TX	4.0	3.0	2198	$2,800	$1.27	13d	1	1.21mi
533 Forest Drive Loop College Station, TX	3.0	3.5	1456	$1,675	$1.15	13d	1	1.27mi
415 Forest Dr College Station, TX	4.0	4.0	1496	$630	$0.42	43d	1	1.30mi
1802 Carter Creek Pkwy Unit 1328069P Bryan, TX	5.0	2.0	2443	$4,457	$1.82	13d	1	1.42mi

Listing history 4 events

1. 2026-05-26
   listed $260,000
2. 2026-05-15
   soldstatus
3. 2022-05-27
   soldstatus
4. 2020-05-12
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,570 · $464/mo
• Projected year-2 tax: $5,570 · $464/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $28,905
• − Mortgage interest: −$14,564
• − Property taxes: −$5,570
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$7,564
• Taxable loss: −$4,717
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $736/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.

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): 25,762
• Household income: $70,666
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1559.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 26% Two or more races 12% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15% Korean 1% Russian/Polish/Slavic 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: ▼ -148.67%
• Current HPI: 202.0858
• Rent YoY: ▲ 1.82%
• 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

4 events — show timeline

• 2026-05-26 Listed $260,000 FSBO.com
• 2026-05-15 Sold (Public Records) — Public Records
• 2022-05-27 Sold (Public Records) — Public Records
• 2020-05-12 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,570 · +4.3% YoY. Source: county tax records.