Sycamore Plan · Bryan, TX 77808

$1

3 bd · 3.5 ba · 2,708 sqft · SingleFamily · 420 Days on market

Excellent condition $25/mo HOA · 1% 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
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Cash flow +3.7/30.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Sycamore plan—an exquisite 2-story home that redefines luxury living with 4 bedrooms, 3.5 bathrooms, and a bonus room upstairs. Step into a grand entryway leading to a multifunctional space perfect as an office or guest bedroom with its own private bathroom. The open-concept main area combines the living room, kitchen, and dining room, creating an inviting atmosphere for gatherings. The chef's dream kitchen offers customizable countertops, backsplashes, lighting, and flooring, along with a dream pantry designed for optimal storage and functionality. Additional closets under the stairs, in the hallway, and in the laundry room provide ample storage. On the main level, the primary bedroom bathes in natural light with soaring 10' ceilings and a luxurious private bathroom featuring double vanities, a freestanding tub, and a spacious walk-in shower, all leading to an oversized closet with convenient laundry access. Upstairs, the bonus room is ideal for entertainment, flanked by two additional bedrooms and a full bathroom. With endless customization options, the Sycamore plan allows you to create your ideal sanctuary in one of our many neighborhoods—don't miss the chance to make this dream home your own!

Key facts

• Grand entryway
• Chef's dream kitchen
• Dream pantry

Tags

• GRAND ENTRYWAY
• MULTIFUNCTIONAL SPACE
• OPEN-CONCEPT MAIN AREA
• CHEF'S DREAM KITCHEN
• DREAM PANTRY
• AMPLE STORAGE

🏗️ New construction. The $1 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $517,548.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $1. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1).
• Cap rate 2.8% vs local median 4.0% in Bryan — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 371 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4k of loan paydown is wiped out by about $16k 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 420 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 776321.6% of price.

Recommended offer $1

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 420 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.51% ✗
• Cap rate: 2.80%
• Cash-on-cash: -12.48%
• DSCR: 0.44
• GRM: 16.3

CMA / ARV

• ARV (median comp): $517,548
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3504 Abingdon Cv	0.25mi	4/3.0 (+1)	2,665 (-2%)	15mo	$600,000	$225	67
4605 River Valley Dr	0.57mi	4/3.5 (+1)	2,725 (+1%)	2mo	$575,000	$211	66
3516 Chantilly Path	0.14mi	4/2.0 (+1)	2,469 (-9%)	9mo	$475,000	$192	60
3448 Lockett Hall Cir	0.62mi	4/3.5 (+1)	2,581 (-5%)	3mo	$495,000	$192	56
3305 Durant Ct	0.50mi	4/3.0 (+1)	2,467 (-9%)	10mo	$799,000	$324	47
3264 Rose Hill Ln	0.67mi	4/3.0 (+1)	2,617 (-3%)	13mo	$624,900	$239	45
4663 River Rock Dr	0.62mi	4/2.5 (+1)	2,478 (-8%)	3mo	$499,500	$202	45
3428 Lockett Hall Cir	0.60mi	4/3.0 (+1)	2,641 (-2%)	22mo	$514,900	$195	43
3320 Lewisburg Ct	0.66mi	4/3.0 (+1)	2,427 (-10%)	18mo	$475,000	$196	30
5489 FM 1179	0.74mi	3/3.0	3,096 (+14%)	15mo	$560,000	$181	28

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: -39.4%
• Equity multiple: -0.24×
• Total profit: $-179,771
• Equity at exit: $77,168

10-year hold

• IRR: -61.6%
• Equity multiple: -0.93×
• Total profit: $-279,882
• Equity at exit: $44,748

Cash invested: $144,913 (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: 371

Monthly cashflow live

• Estimated rent: $2,652 medium
• Mortgage (P&I): −$2,714
• Tax est. 1.5%: −$647 /mo · $7,763/yr
• Insurance: −$216
• HOA: −$25
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-1,507

Break-even live

Break-even rent $4,559

Max offer price $299,529

Occupancy floor —

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: $129,387
• Closing costs: $15,526
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 Teller Dr Bryan, TX	4.0	2.0	1979	$2,600	$1.31	21d	1	1.04mi
2915 Bombay Ct Bryan, TX	3.0	2.0	2085	$2,900	$1.39	13d	1	1.16mi
3019 Wolfpack Loop Bryan, TX	4.0	2.5	1906	$2,750	$1.44	21d	1	1.29mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	44d	1	1.44mi
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	13d	1	1.48mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 16 events

1. 2026-06-18
   days on market $1 Active 420 DOM
2. 2026-06-17
   days on market $1 Active 419 DOM
3. 2026-06-16
   days on market $1 Active 418 DOM
4. 2026-06-15
   days on market $1 Active 417 DOM
5. 2026-06-14
   days on market $1 Active 415 DOM
6. 2026-06-13
   days on market $1 Active 414 DOM
7. 2026-06-10
   days on market $1 Active 412 DOM
8. 2026-06-09
   days on market $1 Active 411 DOM
9. 2026-06-08
   days on market $1 Active 410 DOM
10. 2026-06-07
    days on market $1 Active 409 DOM
11. 2026-06-03
    days on market $1 Active 405 DOM
12. 2026-06-02
    days on market $1 Active 404 DOM
13. 2026-06-01
    days on market $1 Active 403 DOM
14. 2026-05-31
    days on market $1 Active 402 DOM
15. 2026-05-30
    days on market $1 Active 401 DOM
16. 2025-04-24
    listed $1 Active 1244-char remark

    Show marketing remark (1244 chars)

    Introducing the Sycamore plan—an exquisite 2-story home that redefines luxury living with 4 bedrooms, 3.5 bathrooms, and a bonus room upstairs. Step into a grand entryway leading to a multifunctional space perfect as an office or guest bedroom with its own private bathroom. The open-concept main area combines the living room, kitchen, and dining room, creating an inviting atmosphere for gatherings. The chef's dream kitchen offers customizable countertops, backsplashes, lighting, and flooring, along with a dream pantry designed for optimal storage and functionality. Additional closets under the stairs, in the hallway, and in the laundry room provide ample storage. On the main level, the primary bedroom bathes in natural light with soaring 10' ceilings and a luxurious private bathroom featuring double vanities, a freestanding tub, and a spacious walk-in shower, all leading to an oversized closet with convenient laundry access. Upstairs, the bonus room is ideal for entertainment, flanked by two additional bedrooms and a full bathroom. With endless customization options, the Sycamore plan allows you to create your ideal sanctuary in one of our many neighborhoods—don't miss the chance to make this dream home your own!

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

Taxation est. · year 1

• Rental income: $31,822
• − Mortgage interest: −$28,991
• − Property taxes: −$7,763
• − Insurance: −$2,588
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − HOA: −$300
• − Depreciation: −$15,056
• Taxable loss: −$27,967
• Est. tax savings @ 24.0%: +$6,712
• After-tax cash flow: $-11,368/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 · 1 photo

Excellent 95/100 None rehab

This single-family home in Bryan, TX, is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New roof inspection — Ensures the roof is in good condition and provides peace of mind for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New roof inspection — Ensures the roof is in good condition and provides peace of mind for potential buyers or renters. ↑

ⓘ 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): 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