10661 Berry Branch Ln · Bryan, TX 77845

$238,900

3 bd · 2.5 ba · 1,346 sqft · SingleFamily · 83 Days on market

Built 2026 Est $264k · 9% under

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +11.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 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 two-story townhome offers a smart, efficient layout beginning with an open living room that welcomes you upon entry. To the left, a one-car garage connects to a small hallway that includes a convenient powder room. Beyond the living space is a galley-style kitchen featuring a walk-in pantry, with the staircase to the second floor located nearby. A back door sits just off the kitchen for easy outdoor access. Upstairs, you'll find three bedrooms, two full bathrooms, and a utility closet, all designed for everyday convenience. Each be

Key facts

• Open living room
• Utility closet
• Walk in closet

Tags

• OPEN LIVING ROOM
• GALLEY STYLE KITCHEN
• WALK IN PANTRY
• EASY OUTDOOR ACCESS
• UTILITY CLOSET
• WALK IN CLOSET

Property features AI

Finance

• Financial info: List price $238,900

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family property; The 1340 floor plan
• Exterior features: Address: 10661 Berry Branch Ln, College Station, TX 77845

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (The 1340 plan); Living area approximately 1,346

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 rising (+3.1%/yr); 1168 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 34% 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 $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 83 days — a 6% lower offer ($225k) 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,566 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $263,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10650 Knox Landing Dr	0.51mi	3/2.0	1,415 (+5%)	1mo	$268,895	$190	65
10700 Blocker Ct	0.43mi	3/2.0	1,446 (+7%)	10mo	$279,900	$194	58
10709 Blocker Ct	0.48mi	3/2.0	1,446 (+7%)	9mo	$302,900	$209	56
4533 Wisenbaker Way	0.65mi	3/2.0	1,446 (+7%)	2mo	$289,900	$200	54
4499 Wisenbaker Way	0.59mi	3/2.0	1,446 (+7%)	8mo	$274,900	$190	52
4525 Wisenbaker Way	0.65mi	3/2.0	1,446 (+7%)	5mo	$274,900	$190	52
10717 Blocker Ct	0.51mi	3/2.0	1,508 (+12%)	7mo	$298,900	$198	48
4521 Wisenbaker Way	0.65mi	3/2.0	1,508 (+12%)	3mo	$289,900	$192	46
4513 Wisenbaker Way	0.64mi	3/2.0	1,446 (+7%)	13mo	$290,900	$201	45
4527 Wisenbaker Way	0.65mi	3/2.0	1,508 (+12%)	3mo	$289,900	$192	45
4509 Wisenbaker Way	0.63mi	3/2.0	1,508 (+12%)	13mo	$299,900	$199	38
4517 Wisenbaker Way	0.65mi	3/2.0	1,508 (+12%)	13mo	$294,900	$196	37

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-16,667
• Equity at exit: $35,621

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $14,912
• Equity at exit: $20,656

Cash invested: $66,892 (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 77845

• Rents YoY: 3.1%
• Active inventory: 1168
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,584/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $340

Break-even live

Break-even rent $2,090

Max offer price $238,900

Occupancy floor 82%

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: $59,725
• Closing costs: $7,167
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	13d	46	1.02mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	21d	1	1.26mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	21d	1	1.28mi
3819 Black Hawk Ln Unit 1328095P College Station, TX	2.0	2.0	1162	$4,264	$3.67	13d	1	1.32mi
1424 Crescent Ridge Dr College Station, TX	2.0	2.0	1119	$1,269	$1.13	43d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $238,900 Active 83 DOM
2. 2026-06-17
   days on market $238,900 Active 82 DOM
3. 2026-06-16
   days on market $238,900 Active 81 DOM
4. 2026-06-15
   days on market $238,900 Active 80 DOM
5. 2026-06-14
   days on market $238,900 Active 78 DOM
6. 2026-06-13
   days on market $238,900 Active 77 DOM
7. 2026-06-10
   days on market $238,900 Active 75 DOM
8. 2026-06-09
   days on market $238,900 Active 74 DOM
9. 2026-06-08
   days on market $238,900 Active 73 DOM
10. 2026-06-07
    days on market $238,900 Active 72 DOM
11. 2026-06-03
    days on market $238,900 Active 68 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $238,900 Active 67 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 21 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: $30,248
• − Mortgage interest: −$13,382
• − Property taxes: −$3,584
• − Insurance: −$1,194
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$6,950
• Taxable income: $298
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $4,013/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): 76,764
• Household income: $88,851
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 3329.0

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: 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%

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

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