2132 Markley Dr · Bryan, TX 77807

$255,000

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 51 Days on market

Built 2018 6,172 sqft lot $193/sqft · 9% below area Est $280k · 9% under $17/mo HOA · 1% of rent ↓ 2% since listing

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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 +11.5/15.0
• Cash flow +9.7/30.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2132 Markley Dr, featuring fresh interior paint throughout. The kitchen includes all stainless steel appliances and an accent backsplash. A walk in closet is located in the primary bedroom, complemented by a separate tub and shower in the primary bathroom. A patio extends to the fenced in backyard. This home blends updates and functionality. Included 100-Day Home Warranty with buyer activation

Key facts

• Fenced in backyard
• Walk in closet
• Patio

Tags

• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• WALK IN CLOSET
• FENCED IN BACKYARD
• PATIO

Property features AI

Finance

• HOA & community: Association: BHHS Caliber Realty; Association fee of $200 annually

Exterior

• Parking: Attached garage with 1 garage space
• Security: Owned security system
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2018; Slab foundation
• Construction: Composition roof
• Exterior features: Lot with other features

Interior

• Kitchen: Dishwasher
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 14); Bedroom on the first floor (approx. 12 x 10); Bedroom on the first floor (approx. 12 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Security system (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (14.2% below list).
• Recommended offer: $219k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 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: Mary Branch El (math 32% / reading 17%, grade F, #3,052 of 4,322 statewide, top 74%, 617 students, 83% FRL); Stephen F Austin (math 25% / reading 36%, grade F, #1,036 of 1,662 statewide, top 63%, 1,206 students, 76% 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: 304 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 35% of the median local income ($74k/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

• It's been on market 51 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

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 $218,732 (14.2% 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 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 9.7

CMA / ARV

• ARV (median comp): $279,925
• List price: $255,000
• Delta: -8.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2009 Kathryn Dr	0.17mi	3/2.0	1,375 (+4%)	14mo	$275,000	$200	73
2041 Mountain Wind Loop	0.48mi	3/2.0	1,289 (-2%)	2mo	$249,900	$194	72
2016 Snowy Brook Trl	0.53mi	3/2.0	1,144 (-13%)	21mo	$237,400	$208	35
2007 Kimmy Dr	0.70mi	3/2.0	1,481 (+12%)	14mo	$279,900	$189	35

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-51,910
• Equity at exit: $38,021

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-58,518
• Equity at exit: $22,048

Cash invested: $71,400 (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 77807

• Active inventory: 304
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$436 /mo · $5,227/yr
• Insurance: −$106
• HOA: −$17
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-168

Break-even live

Break-even rent $2,400

Max offer price $225,310

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-96	+0% $-168	+5% $-240	+10% $-312
Rent	-10% $-341	-5% $-254	+0% $-168	+5% $-82	+10% $5
Rate	-1.0pp $-40	-0.5pp $-103	base $-168	+0.5pp $-234	+1.0pp $-301

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2136 Markley Dr Bryan, TX	4.0	2.0	1648	$2,200	$1.33	22d	1	0.01mi
2136 Markley Dr Bryan, TX	4.0	2.0	1648	$2,300	$1.40	45d	1	0.01mi
2206 Hall of Fame Ct Bryan, TX	3.0	2.0	1517	$2,150	$1.42	45d	1	0.16mi
1937 Viva Rd Bryan, TX	3.0	2.0	1869	$2,500	$1.34	15d	1	0.21mi
2023 Mountain Wind Loop Bryan, TX	3.0	2.0	1319	$2,000	$1.52	15d	1	0.58mi
2020 Turning Leaf Dr Bryan, TX	3.0	2.0	1417	$2,000	$1.41	15d	1	0.60mi
2010 Turning Leaf Dr Bryan, TX	3.0	2.0	1423	$2,000	$1.41	15d	1	0.63mi
5822 Leonard Rd Unit 1 Bryan, TX	3.0	2.0	1250	$1,400	$1.12	15d	1	0.95mi
6021 Toby Bnd Bryan, TX	4.0	2.0	1620	$2,175	$1.34	15d	1	1.00mi
1708 Beaver Pond Ct Unit 1328061P Bryan, TX	3.0	2.0	1550	$3,973	$2.56	22d	1	1.07mi
1803 Beaver Pond Ct Bryan, TX	4.0	2.0	1403	$2,100	$1.50	45d	1	1.19mi
2511 Westwood Main Dr Bryan, TX	3.0	2.0	1421	$2,100	$1.48	15d	1	1.19mi
1735 Rock Hollow Loop Bryan, TX	3.0	2.0	1209	$1,500	$1.24	45d	1	1.25mi
6000 Jones Rd Bryan, TX	1.0–3.0	1.0–2.0	1001	$2,305	$2.30	15d	52	1.26mi
2406 Toro Ln Unit D Bryan, TX	2.0	1.0	918	$975	$1.06	15d	1	1.42mi
852 N Harvey Mitchell Pkwy Bryan, TX	1.0–2.0	1.0–2.0	857	$1,555	$1.81	15d	1	1.47mi
2003 Rockwood Dr Bryan, TX	3.0	2.0	1468	$1,850	$1.26	45d	1	1.48mi
3105 Leonard Rd Bryan, TX	1.0–2.0	1.0–2.0	857	$1,555	$1.81	15d	1	1.50mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 19 events

1. 2026-06-21
   days on market $255,000 Active 51 DOM
2. 2026-06-18
   days on market $255,000 Active 48 DOM
3. 2026-06-17
   days on market $255,000 Active 47 DOM
4. 2026-06-16
   days on market $255,000 Active 46 DOM
5. 2026-06-15
   days on market $255,000 Active 45 DOM
6. 2026-06-14
   days on market $255,000 Active 43 DOM
7. 2026-06-13
   days on market $255,000 Active 42 DOM
8. 2026-06-10
   days on market $255,000 Active 40 DOM
9. 2026-06-09
   days on market $255,000 Active 39 DOM
10. 2026-06-08
    days on market $255,000 Active 38 DOM
11. 2026-06-07
    days on market $255,000 Active 37 DOM
12. 2026-06-03
    days on market $255,000 Active 33 DOM
13. 2026-06-02
    days on market $255,000 Active 32 DOM
14. 2026-06-01
    days on market $255,000 Active 31 DOM
15. 2026-05-31
    days on market $255,000 Active 30 DOM
16. 2026-05-30
    days on market $255,000 Active 29 DOM
17. 2026-05-14
    price $255,000 407-char remark
18. 2026-05-01
    listed $260,000 Active 407-char remark
19. 2026-04-07
    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: $5,227 · $436/mo
• Projected year-2 tax: $5,227 · $436/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: $26,248
• − Mortgage interest: −$14,284
• − Property taxes: −$5,227
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$204
• − Depreciation: −$7,418
• Taxable loss: −$6,360
• Est. tax savings @ 24.0%: +$1,526
• After-tax cash flow: $-491/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): 13,227
• Household income: $74,375
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 629.0

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 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 32% Two or more races 18% Black 14% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 16% · Canada, Guatemala, Vietnam
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -114.38%
• Current HPI: 186.1387
• 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

-1.9% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $255,000 HARMLS
• 2026-05-01 Listed $260,000 HARMLS
• 2026-04-07 Sold (Public Records) — Public Records

Property tax history

+44.8%/yr

Latest (2025): $5,227 · -2.9% YoY. Source: county tax records.