2801 Cypress Bend Cir · Bryan, TX 77801

$298,000

8 bd · 4.0 ba · 3,156 sqft · MultiFamily public records · 19 Days on market

Built 1979 0.26 ac lot Est $338k · 12% under

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Why this score? — see what drove the B 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 +29.4/30.0
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Cash-flowing INVESTMENT property. New AC units - 2015, new plumbing and electric for A/C - 2015, new roof - 2016, new breaker boxes - 2016, 2 new water heaters, new flooring - 2015. Don't miss this opportunity to own a turnkey cash cow!

Key facts

• Three stoves
• Recent updates
• Four refrigerators

Tags

• RECENT UPDATES
• NEW FLOORING
• NEW KITCHEN CABINETS
• NEW COUNTERTOPS
• FOUR REFRIGERATORS
• THREE STOVES

Property features AI

Finance

• Other: Property sits on a corner at Peppertree & Cypress Bend (directions available)
• Financial info: Unit rents reported: $925, $852, $775, $725

Exterior

• Parking: 8 parking spaces on site
• Utilities: Electric service; Public water heater (electric)
• Home design: Quadruplex residential income property; Two levels; Located in Cedar Ridge Subdivision
• Construction: Composition roof; Other construction materials
• Exterior features: Chain link and other fencing; Paved on-site parking

Interior

• Kitchen: Appliances: Water heater (electric)
• Bedrooms: Four 2-bedroom units
• Bathrooms: Four 1-bath units
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Unfurnished; Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $298k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $263/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $298k).
• Recommended offer: $294k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Rents flat; 122 active listings in the ZIP; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $4,101/mo this rent would consume 124% of the median local household income ($40k/yr) (locally 1465% of renters already pay >50% of income on rent) — 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 $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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $83k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($294k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,530 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $337,692
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2702 Evergreen Cir	0.12mi	8/4.0	3,156 (0%)	2mo	$310,000	$98	92
2705 Evergreen Cir	0.07mi	8/1.0	3,156 (0%)	20mo	$338,500	$107	68

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $10,820
• Equity at exit: $44,433

10-year hold

• IRR: 10.9%
• Equity multiple: 1.77×
• Total profit: $64,346
• Equity at exit: $25,766

Cash invested: $83,440 (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 77801

• Home prices YoY: -16.8%
• Rents YoY: 1.0%
• Active inventory: 122
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $4,101 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$499 /mo · $5,992/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $1,054

Break-even live

Break-even rent $2,767

Max offer price $298,000

Occupancy floor 69%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,100
Total (4 units)			$4,101

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $298,000 Active 19 DOM
2. 2026-06-17
   days on market $298,000 Active 18 DOM
3. 2026-06-16
   days on market $298,000 Active 17 DOM
4. 2026-06-15
   days on market $298,000 Active 16 DOM
5. 2026-06-14
   days on market $298,000 Active 14 DOM
6. 2026-06-13
   days on market $298,000 Active 13 DOM
7. 2026-06-10
   days on market $298,000 Active 11 DOM
8. 2026-06-09
   days on market $298,000 Active 10 DOM
9. 2026-06-08
   days on market $298,000 Active 9 DOM
10. 2026-06-07
    days on market $298,000 Active 8 DOM
11. 2026-06-03
    days on market $298,000 Active 4 DOM
12. 2026-06-02
    days on market $298,000 Active 3 DOM
13. 2026-06-01
    days on market $298,000 Active 2 DOM
14. 2026-05-31
    remarks 683-char remark
15. 2026-05-31
    listed $298,000 Active 1 DOM

ⓘ 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: $5,992 · $499/mo
• Projected year-2 tax: $5,992 · $499/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $49,212
• − Mortgage interest: −$16,693
• − Property taxes: −$5,992
• − Insurance: −$1,490
• − Repairs & maintenance: −$3,937
• − Management: −$3,937
• − Depreciation: −$8,669
• Taxable income: $8,494
• Est. tax owed @ 24.0%: −$2,039
• After-tax cash flow: $10,604/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): 15,461
• Household income: $39,846
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 1465.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 34% Black 17% Two or more races 13% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• 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

Price history

+297.9% since first listed

8 events — show timeline

• 2026-05-30 Listed $298,000 BCSRMLS
• 2017-11-29 Sold (Public Records) — Public Records
• 2017-11-27 Sold (MLS) — BCSRMLS
• 2017-08-03 Listed $189,900 BCSRMLS
• 2015-08-28 Sold (Public Records) — Public Records
• 2015-08-27 Sold (MLS) — BCSRMLS
• 2015-02-08 Listed $74,900 BCSRMLS
• 2006-03-10 Sold (Public Records) — Public Records

Property tax history

+14.4%/yr

Latest (2025): $5,992 · +7.8% YoY. Source: county tax records.