1403 Clark St · Bryan, TX 77808

$264,900

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 60 Days on market

Built 2024 5,502 sqft lot $181/sqft · 8% below area Est $288k · 8% under ↓ 7% since listing

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Why this score? — see what drove the C 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 +23.5/30.0
• ARV discount +11.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction 3 bedroom, 2 bath home with a dedicated study, offering additional flexibility for a home office or multipurpose space. Thoughtfully designed with a functional layout, modern finishes, and comfortable living areas. See private remarks to schedule a showing.

Key facts

• 5,502 sq ft lot
• Built 2024
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 372 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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

• It's been on market 60 days — a 3% lower offer ($257k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (median comp): $287,833
• List price: $264,900
• Delta: -7.97%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3436 Omaha Ct	0.68mi	3/2.0	1,629 (+11%)	9mo	$348,000	$214	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-11,496
• Equity at exit: $39,497

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $30,318
• Equity at exit: $22,904

Cash invested: $74,172 (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 →

ZIP-level market 77808

• Home prices YoY: -30.4%
• Active inventory: 372
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,753 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $494

Break-even live

Break-even rent $2,127

Max offer price $264,900

Occupancy floor 77%

Sensitivity live

Price	-10% $644	-5% $569	+0% $494	+5% $419	+10% $344
Rent	-10% $277	-5% $386	+0% $494	+5% $603	+10% $712
Rate	-1.0pp $628	-0.5pp $562	base $494	+0.5pp $426	+1.0pp $356

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3185 Normandy Way Bryan, TX	3.0	2.0	1555	$2,200	$1.41	22d	1	0.61mi
1002 Venice Dr Unit 1328054P Bryan, TX	3.0	2.0	1151	$4,430	$3.85	15d	1	0.77mi
2131 Naples Way Bryan, TX	3.0	2.0	1477	$2,050	$1.39	22d	1	1.12mi

Listing history 23 events

1. 2026-06-21
   days on market $264,900 Active 60 DOM
2. 2026-06-18
   days on market $264,900 Active 57 DOM
3. 2026-06-17
   days on market $264,900 Active 56 DOM
4. 2026-06-16
   days on market $264,900 Active 55 DOM
5. 2026-06-15
   days on market $264,900 Active 54 DOM
6. 2026-06-14
   days on market $264,900 Active 52 DOM
7. 2026-06-13
   days on market $264,900 Active 51 DOM
8. 2026-06-10
   days on market $264,900 Active 49 DOM
9. 2026-06-09
   days on market $264,900 Active 48 DOM
10. 2026-06-08
    days on market $264,900 Active 47 DOM
11. 2026-06-07
    days on market $264,900 Active 46 DOM
12. 2026-06-03
    days on market $264,900 Active 42 DOM
13. 2026-06-02
    days on market $264,900 Active 41 DOM
14. 2026-06-01
    days on market $264,900 Active 40 DOM
15. 2026-05-31
    days on market $264,900 Active 39 DOM
16. 2026-05-30
    days on market $264,900 Active 38 DOM
17. 2026-04-22
    listed $264,900 Active 274-char remark

    Show marketing remark (274 chars)

    New construction 3 bedroom, 2 bath home with a dedicated study, offering additional flexibility for a home office or multipurpose space. Thoughtfully designed with a functional layout, modern finishes, and comfortable living areas. See private remarks to schedule a showing.

18. 2025-11-13
    price $264,900
19. 2025-07-15
    price $269,900
20. 2025-05-12
    price $274,900
21. 2025-04-17
    listed $285,000 Active
22. 2024-04-02
    soldstatus
23. 2024-02-29
    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: $2,171 · $181/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: +$2,677/yr (+$223/mo · 123.3%)

ⓘ 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 4/10 Moderate
• 🌡 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: $33,034
• − Mortgage interest: −$14,839
• − Property taxes: −$2,171
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − Depreciation: −$7,706
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $5,521/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): 15,797
• Household income: $113,343
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 110.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 23% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 20% Cuban 1%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 11% Tagalog/Filipino 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: ▼ -94.49%
• Current HPI: 216.65
• 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

-7.1% since first listed

7 events — show timeline

• 2026-04-22 Listed $264,900 BCSRMLS
• 2025-11-13 Price Changed $264,900 BCSRMLS
• 2025-07-15 Price Changed $269,900 BCSRMLS
• 2025-05-12 Price Changed $274,900 BCSRMLS
• 2025-04-17 Listed $285,000 BCSRMLS
• 2024-04-02 Sold (Public Records) — Public Records
• 2024-02-29 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,171 · +45.9% YoY. Source: county tax records.