Baxtor Plan · Bryan, TX 77845

$262,990

3 bd · 2.0 ba · 1,409 sqft · SingleFamily · 102 Days on market

Good condition Garage

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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
• Cash flow +7.1/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Baxtor floorplan at Knox Landing in Bryan, Texas, where every square foot is dedicated to you. This single-story plan is approximately 1,409 square feet, with 3 bedrooms and 2 bathrooms, along with a 2-car garage. Walking through the front door, the entry meets a perfect mudroom space-complete with the utility room, coat closet, and garage access. On the opposite side of the entry, you'll find both secondary bedrooms complete with windows, closets, and carpeted flooring. Between both bedrooms, is the secondary bathroom with a shower/tub combo. Continuing through the home, you're met with the open-concept living room, kitchen, and dining nook.

Key facts

• Mudroom space
• Utility room
• Coat closet

Tags

• MUDROOM SPACE
• UTILITY ROOM
• COAT CLOSET
• GARAGE ACCESS
• OPEN-CONCEPT LIVING ROOM
• KITCHEN ISLAND

🏗️ New construction. The $262,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,067.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (23.3% below list).
• Recommended offer: $202k (23.3% 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: Sam Houston El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 457 students, 38% FRL); Sam Rayburn (math 42% / reading 34%, grade F, #717 of 1,662 statewide, top 44%, 1,173 students, 74% 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: Rents rising (+3.1%/yr); 1463 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $9k 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 102 days — a 9% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,836 (23.3% 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 102 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $291,067
• List price: $262,990
• Delta: -9.65%
• 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
10650 Knox Landing Dr	0.18mi	3/2.0	1,415 (+0%)	2mo	$268,895	$190	89
10700 Blocker Ct	0.04mi	3/2.0	1,446 (+3%)	11mo	$279,900	$194	84
10709 Blocker Ct	0.09mi	3/2.0	1,446 (+3%)	10mo	$302,900	$209	83
4533 Wisenbaker Way	0.26mi	3/2.0	1,446 (+3%)	3mo	$289,900	$200	81
4525 Wisenbaker Way	0.26mi	3/2.0	1,446 (+3%)	6mo	$274,900	$190	78
4499 Wisenbaker Way	0.20mi	3/2.0	1,446 (+3%)	10mo	$274,900	$190	78
10717 Blocker Ct	0.12mi	3/2.0	1,508 (+7%)	9mo	$298,900	$198	76
4410 Albritton Ave	0.29mi	3/2.0	1,508 (+7%)	0mo	$292,900	$194	74
4791 Native Tree Ln	0.17mi	3/2.0	1,548 (+10%)	2mo	$285,000	$184	74
4521 Wisenbaker Way	0.26mi	3/2.0	1,508 (+7%)	4mo	$289,900	$192	73
4527 Wisenbaker Way	0.26mi	3/2.0	1,508 (+7%)	5mo	$289,900	$192	72
10632 Knox Landing Dr	0.17mi	3/2.0	1,595 (+13%)	0mo	$275,920	$173	70

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.10×
• Total profit: $-73,429
• Equity at exit: $43,399

10-year hold

• IRR: -23.7%
• Equity multiple: -0.19×
• Total profit: $-96,928
• Equity at exit: $25,166

Cash invested: $81,499 (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: 45 active · 12 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $289,900 ($192/sqft)
• Median days on market: 89 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +7.5% vs current asking $/sqft

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

ZIP-level market 77845

• Rents YoY: 3.1%
• Active inventory: 1463
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,526
• Tax est. 1.5%: −$364 /mo · $4,366/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-417

Break-even live

Break-even rent $2,546

Max offer price $230,727

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-316	+0% $-417	+5% $-518	+10% $-618
Rent	-10% $-576	-5% $-497	+0% $-417	+5% $-337	+10% $-258
Rate	-1.0pp $-270	-0.5pp $-343	base $-417	+0.5pp $-492	+1.0pp $-569

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: $72,767
• Closing costs: $8,732
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	62d	46	1.37mi

Property features AI

Finance

• Other: Inventory type: PlanListing status: Active
• Financial info: List price $262,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: New construction plan named BaxtorAddress: College Station, TX 77845

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1409

Listing history 50 events

1. 2026-08-08
   days on market $262,990 Active 102 DOM
2. 2026-08-07
   days on market $262,990 Active 101 DOM
3. 2026-08-06
   days on market $262,990 Active 100 DOM
4. 2026-08-05
   days on market $262,990 Active 99 DOM
5. 2026-08-04
   days on market $262,990 Active 98 DOM
6. 2026-08-03
   days on market $262,990 Active 97 DOM
7. 2026-07-31
   days on market $262,990 Active 94 DOM
8. 2026-07-29
   days on market $262,990 Active 92 DOM
9. 2026-07-27
   days on market $262,990 Active 90 DOM
10. 2026-07-25
    days on market $262,990 Active 88 DOM
11. 2026-07-23
    days on market $262,990 Active 86 DOM
12. 2026-07-22
    days on market $262,990 Active 85 DOM
13. 2026-07-21
    days on market $262,990 Active 84 DOM
14. 2026-07-18
    days on market $262,990 Active 81 DOM
15. 2026-07-16
    days on market $262,990 Active 79 DOM
16. 2026-07-16
    days on market $262,990 Active 78 DOM
17. 2026-07-14
    days on market $262,990 Active 77 DOM
18. 2026-07-13
    days on market $262,990 Active 76 DOM
19. 2026-07-12
    days on market $262,990 Active 75 DOM
20. 2026-07-11
    days on market $262,990 Active 74 DOM
21. 2026-07-10
    days on market $262,990 Active 73 DOM
22. 2026-07-09
    days on market $262,990 Active 72 DOM
23. 2026-07-07
    days on market $262,990 Active 70 DOM
24. 2026-07-06
    days on market $262,990 Active 69 DOM
25. 2026-07-05
    days on market $262,990 Active 68 DOM
26. 2026-07-04
    days on market $262,990 Active 67 DOM
27. 2026-07-03
    days on market $262,990 Active 66 DOM
28. 2026-07-02
    days on market $262,990 Active 65 DOM
29. 2026-07-01
    days on market $262,990 Active 64 DOM
30. 2026-06-30
    days on market $262,990 Active 63 DOM
31. 2026-06-29
    days on market $262,990 Active 62 DOM
32. 2026-06-28
    days on market $262,990 Active 61 DOM
33. 2026-06-28
    days on market $262,990 Active 60 DOM
34. 2026-06-27
    days on market $262,990 Active 59 DOM
35. 2026-06-25
    days on market $262,990 Active 57 DOM
36. 2026-06-23
    days on market $262,990 Active 55 DOM
37. 2026-06-21
    days on market $262,990 Active 54 DOM
38. 2026-06-18
    days on market $262,990 Active 51 DOM
39. 2026-06-17
    days on market $262,990 Active 50 DOM
40. 2026-06-16
    days on market $262,990 Active 49 DOM
41. 2026-06-15
    days on market $262,990 Active 48 DOM
42. 2026-06-14
    days on market $262,990 Active 46 DOM
43. 2026-06-13
    days on market $262,990 Active 45 DOM
44. 2026-06-10
    days on market $262,990 Active 43 DOM
45. 2026-06-09
    days on market $262,990 Active 42 DOM
46. 2026-06-08
    days on market $262,990 Active 41 DOM
47. 2026-06-07
    days on market $262,990 Active 40 DOM
48. 2026-06-03
    days on market $262,990 Active 36 DOM
49. 2026-06-02
    days on market $262,990 Active 35 DOM
50. 2026-06-01
    days on market $262,990 Active 34 DOM

ⓘ 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: $24,220
• − Mortgage interest: −$16,304
• − Property taxes: −$4,366
• − Insurance: −$1,455
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$8,467
• Taxable loss: −$10,248
• Est. tax savings @ 24.0%: +$2,460
• After-tax cash flow: $-2,544/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

Good 80/100 None rehab

This single-story home in Bryan, Texas, is in excellent condition with no visible repairs needed. It offers a good ROI with updates like exterior painting and smart home features.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain. ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters. ↑
• Both Add smart thermostat — Saves on energy costs and appeals to eco-conscious buyers and renters. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Sam Houston El C+ TX #505/4,322 Nat'l #8,534/41,679 Middle Stephen F Austin F TX #1,036/1,662 Nat'l #8,750/14,009 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): 76,764
• Household income: $88,851
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 16% Two or more races 9% Asian 8% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% Chinese 2%

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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: ▼ -133.31%
• Current HPI: 175.9669
• Rent YoY: ▲ 3.13%
• Metro: College Station-Bryan, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

• Other: Inventory type: PlanListing status: Active
• Financial info: List price $262,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: New construction plan named BaxtorAddress: College Station, TX 77845

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1409