4107 Loganberry Ln · Bryan, TX 77845

$407,900

4 bd · 3.0 ba · 2,035 sqft · SingleFamily · 25 Days on market

Built 2026 Good condition $200/sqft · 7% below area Est $438k · 7% under

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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 +10.6/15.0
• Cash flow +4.9/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! This 4 bedroom, 3 bath home is exactly what you've been looking for. Featuring a secondary bedroom suite, it's the perfect home for a multi-generational family, those looking for a private space for guests, or added privacy for one of your children. With walk-in closets in every bedroom and dual walk-in closets in the primary, you won't run out of storage space. Walk into your open concept living area, where you'll have more than enough room to cuddle up or host all of your friends and family.

Key facts

• 2 garage spots
• Built 2026
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $408k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-978 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (34.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (42.9% below list).
• Recommended offer: $233k (42.9% 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); 1718 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/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 $3k of loan paydown is wiped out by about $12k 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 25 days — a 2% lower offer ($402k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,066 (42.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.57% ✗
• Cap rate: 3.42%
• Cash-on-cash: -10.27%
• DSCR: 0.54
• GRM: 14.6

CMA / ARV

• ARV (median comp): $438,410
• List price: $407,900
• Delta: -6.96%
• 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
4302 Appalachian Trl	0.16mi	4/2.0	2,031 (-0%)	4mo	$405,000	$199	84
4261 Harding Way	0.21mi	4/2.0	2,024 (-0%)	6mo	$398,500	$197	81
5020 Toscana Loop	0.10mi	3/3.0 (-1)	1,943 (-4%)	6mo	$439,900	$226	78
4111 Corvallis Ct	0.19mi	4/3.0	2,143 (+5%)	10mo	$412,000	$192	74
5403 Bloomsbury	0.45mi	4/2.0	2,032 (-0%)	6mo	$450,000	$221	69
5022 Toscana Loop	0.11mi	4/3.0	2,290 (+12%)	6mo	$499,900	$218	69
4250 Appalachian Trl	0.18mi	4/3.0	2,236 (+10%)	8mo	$498,500	$223	69
5305 Winchester Dr	0.53mi	3/2.0 (-1)	1,976 (-3%)	5mo	$385,000	$195	57
4103 Hennepin Ct	0.25mi	3/2.5 (-1)	2,212 (+9%)	12mo	$475,000	$215	57
4330 Fox River Ln	0.38mi	3/2.5 (-1)	2,254 (+11%)	2mo	$459,900	$204	55
4012 Park Hurst	0.74mi	4/2.0	2,063 (+1%)	6mo	$389,000	$189	54
6201 Cromwell Ct	0.73mi	4/2.5	2,106 (+4%)	7mo	$398,000	$189	52

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: -34.7%
• Equity multiple: -0.12×
• Total profit: $-128,026
• Equity at exit: $60,819

10-year hold

• IRR: -44.1%
• Equity multiple: -0.67×
• Total profit: $-190,266
• Equity at exit: $35,268

Cash invested: $114,212 (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: 36 active · 22 under contract
• Months of supply: 21.6 mo (5%/mo absorbed)
• Median asking: $438,950 ($212/sqft)
• Median days on market: 127 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +1.4% 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: 1718
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$2,139
• Tax est. 1.5%: −$510 /mo · $6,118/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-978

Break-even live

Break-even rent $3,568

Max offer price $266,428

Occupancy floor —

Sensitivity live

Price	-10% $-696	-5% $-837	+0% $-978	+5% $-1,119	+10% $-1,260
Rent	-10% $-1,162	-5% $-1,070	+0% $-978	+5% $-886	+10% $-794
Rate	-1.0pp $-772	-0.5pp $-874	base $-978	+0.5pp $-1,083	+1.0pp $-1,191

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: $101,975
• Closing costs: $12,237
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	109d	1	0.38mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	139d	1	0.39mi
4150 Pendleton Dr Bryan, TX	1.0–3.0	1.0–3.0	1061	$1,975	$1.86	0d	16	0.54mi
4050 Eastchester Dr Bryan, TX	3.0	1.0–2.0	1026	$2,196	$2.14	0d	16	0.57mi
4802 Treadgold Ln Bryan, TX	3.0	2.0	1558	$2,000	$1.28	0d	1	0.81mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	117d	1	0.96mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	117d	1	0.97mi
1710 Lonetree Dr College Station, TX	3.0	2.0	1599	$1,900	$1.19	6d	1	1.16mi
2126 Crescent Pointe Pkwy College Station, TX	4.0	4.5	1864	$560	$0.30	6d	1	1.22mi
1416 Crescent Ridge Dr Unit 1328076P College Station, TX	4.0	3.0	1980	$7,187	$3.63	117d	1	1.23mi
1415 Ailin Dr College Station, TX	4.0	4.5	1844	$2,300	$1.25	3d	1	1.24mi
2114 Crescent Pointe Pkwy College Station, TX	4.0	4.5	1864	$1,850	$0.99	6d	1	1.24mi
2109 Jax Dr College Station, TX	4.0	4.5	1864	$2,200	$1.18	6d	1	1.27mi
3508 Broad Oak Cir Bryan, TX	3.0	2.0	1745	$2,400	$1.38	139d	1	1.39mi
1605 Ethic Ln College Station, TX	3.0	3.0	1898	$2,000	$1.05	6d	1	1.41mi

Listing history 1 events

1. 2026-05-01
   listed $407,900 Active 655-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 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: $27,968
• − Mortgage interest: −$22,849
• − Property taxes: −$6,118
• − Insurance: −$2,040
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$11,866
• Taxable loss: −$19,380
• Est. tax savings @ 24.0%: +$4,651
• After-tax cash flow: $-7,081/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 Cosmetic rehab Est. rehab $10,175–$30,525 screening

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental 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 ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑
• Both New paint in interior — Fresh paint enhances interior aesthetics and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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