2401 Memorial Dr · Bryan, TX 77802

$228,900

3 bd · 2.0 ba · 1,889 sqft · Townhouse public records · 261 Days on market

Built 1976 $121/sqft · 28% below area Est $319k · 28% under

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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 +15.0/15.0
• Cash flow +9.1/30.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great convenient location on huge corer lot near Blinn and hospital in highly sought after Memorial Village neighborhood. 3 BR/2BA w 2 car detached garage. One bedroom has private entrance perfect for rental opportunity or mother in law suite. Open concept living/dining area w high ceilings and fireplace. Fenced yard w private back garage entrance. Great investment opportunity or family home.

Key facts

• Open concept living
• Fenced yard
• Huge corner lot

Tags

• CONVENIENT LOCATION
• HUGE CORNER LOT
• PRIVATE ENTRANCE
• OPEN CONCEPT LIVING
• FENCED YARD
• PRIVATE BACK GARAGE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (18.1% below list).
• Recommended offer: $188k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Johnson El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 542 students, 59% 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) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 278 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $7k 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 261 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,542 (18.1% 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 261 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (median comp): $319,058
• List price: $228,900
• Delta: -28.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 Broadmoor Dr	0.45mi	3/2.5	1,913 (+1%)	10mo	$325,000	$170	67
2910 Briarcreek Ct	0.29mi	3/2.5	1,769 (-6%)	19mo	$299,000	$169	58
3122 Camelot Dr #53	0.35mi	3/2.0	1,723 (-9%)	13mo	$219,900	$128	58

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.21×
• Total profit: $-50,521
• Equity at exit: $34,130

10-year hold

• IRR: -21.4%
• Equity multiple: -0.05×
• Total profit: $-67,061
• Equity at exit: $19,791

Cash invested: $64,092 (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 77802

• Rents YoY: 1.8%
• Active inventory: 278
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$1,200
• Tax from tax record: −$363 /mo · $4,360/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-177

Break-even live

Break-even rent $2,100

Max offer price $197,545

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-113	+0% $-177	+5% $-242	+10% $-307
Rent	-10% $-326	-5% $-252	+0% $-177	+5% $-103	+10% $-29
Rate	-1.0pp $-62	-0.5pp $-119	base $-177	+0.5pp $-237	+1.0pp $-297

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: $57,225
• Closing costs: $6,867
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 Village Dr Bryan, TX	2.0	2.0	1244	$1,400	$1.13	45d	1	0.03mi
1815 Gettysburg Ln Unit 1328085P Bryan, TX	3.0	2.0	1603	$3,721	$2.32	23d	1	0.69mi
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	45d	1	0.70mi
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	15d	1	0.70mi
2902 Chaparral Cir Bryan, TX	4.0	3.0	2181	$3,000	$1.38	23d	1	0.73mi
2702 Apple Creek Cir Bryan, TX	4.0	3.0	2198	$2,800	$1.27	15d	1	0.82mi
2106 Barak Ln Bryan, TX	4.0	2.5	1943	$2,400	$1.24	45d	1	0.97mi
728 Meadow Ln Unit 1093291P Bryan, TX	3.0	2.0	1517	$4,919	$3.24	45d	1	1.08mi
807 S Coulter Dr Bryan, TX	4.0	3.0	2154	$2,250	$1.04	45d	1	1.25mi
1326 Prairie Dr Bryan, TX	2.0–3.0	2.0–3.0	1167	$1,745	$1.50	23d	1	1.32mi
3004 Red Robin Loop Unit 1328084P Bryan, TX	3.0	2.0	1259	$3,767	$2.99	23d	1	1.39mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	15d	1	1.40mi
814 E 28th St Bryan, TX	2.0	2.0	1777	$1,550	$0.87	45d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $228,900 Active 261 DOM
2. 2026-06-18
   days on market $228,900 Active 258 DOM
3. 2026-06-17
   days on market $228,900 Active 257 DOM
4. 2026-06-16
   days on market $228,900 Active 256 DOM
5. 2026-06-15
   days on market $228,900 Active 255 DOM
6. 2026-06-14
   days on market $228,900 Active 253 DOM
7. 2026-06-13
   days on market $228,900 Active 252 DOM
8. 2026-06-10
   days on market $228,900 Active 250 DOM
9. 2026-06-09
   days on market $228,900 Active 249 DOM
10. 2026-06-08
    days on market $228,900 Active 248 DOM
11. 2026-06-07
    days on market $228,900 Active 247 DOM
12. 2026-06-03
    days on market $228,900 Active 243 DOM
13. 2026-06-02
    days on market $228,900 Active 242 DOM
14. 2026-06-01
    days on market $228,900 Active 241 DOM
15. 2026-05-31
    days on market $228,900 Active 240 DOM
16. 2026-05-30
    days on market $228,900 Active 239 DOM
17. 2026-05-01
    soldstatus
18. 2025-09-29
    listed $228,900 Active 395-char remark

    Show marketing remark (395 chars)

    Great convenient location on huge corer lot near Blinn and hospital in highly sought after Memorial Village neighborhood. 3 BR/2BA w 2 car detached garage. One bedroom has private entrance perfect for rental opportunity or mother in law suite. Open concept living/dining area w high ceilings and fireplace. Fenced yard w private back garage entrance. Great investment opportunity or family home.

19. 2023-04-11
    soldstatus
20. 2018-06-18
    listed $200,000
21. 2017-11-20
    soldstatus
22. 2017-11-20
    soldstatus
23. 2017-06-09
    listed $189,900
24. 2015-03-27
    soldstatus
25. 2015-03-26
    soldstatus
26. 2015-02-16
    listed $149,500
27. 2006-03-01
    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: $4,360 · $363/mo
• Projected year-2 tax: $4,360 · $363/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 1/10 Low
• 🌡 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: $22,505
• − Mortgage interest: −$12,822
• − Property taxes: −$4,360
• − Insurance: −$1,144
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$6,659
• Taxable loss: −$6,081
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $-670/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): 25,762
• Household income: $70,666
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1559.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 26% Two or more races 12% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15% Korean 1% Russian/Polish/Slavic 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: ▼ -148.67%
• Current HPI: 202.0858
• Rent YoY: ▲ 1.82%
• 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

+53.1% since first listed

11 events — show timeline

• 2026-05-01 Sold (Public Records) — Public Records
• 2025-09-29 Listed $228,900 Fizber.com
• 2023-04-11 Sold (Public Records) — Public Records
• 2018-06-18 Listed $200,000 BCSRMLS
• 2017-11-20 Sold (Public Records) — Public Records
• 2017-11-20 Sold (MLS) — BCSRMLS
• 2017-06-09 Listed $189,900 BCSRMLS
• 2015-03-27 Sold (Public Records) — Public Records
• 2015-03-26 Sold (MLS) — BCSRMLS
• 2015-02-16 Listed $149,500 BCSRMLS
• 2006-03-01 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,360 · -7.8% YoY. Source: county tax records.