1905 Carter Creek Pkwy · Bryan, TX 77802

$307,000

4 bd · 2.0 ba · 1,983 sqft · SingleFamily public records · 80 Days on market

Built 1968 10,280 sqft lot $155/sqft · 7% above area Est $287k · 7% over

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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).

• Cash flow +15.7/30.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• ARV discount +4.3/15.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and well maintained, this 4 bedroom, 2 bath home offers a versatile layout with two living areas and two dining spaces, providing flexibility for a variety of needs and lifestyles. Inside, you’ll find a carpet free interior with a combination of laminate and tile flooring throughout, creating a clean and low maintenance environment. Recent updates include fresh interior paint, a newer HVAC system (approximately 2 years old), and a gas starting fireplace featuring updated tile for a modern touch. Situated on a generous 10,280 square foot lot, the property offers ample outdoor space with potential for a variety of uses. With no HOA fees, this home provides added flexibility and fewer restrictions. With its functional layout, recent updates, and spacious lot, this property is ready for its next owner to make it their own!

Key facts

• Updated tile
• Generous lot
• Carpet free interior

Tags

• CARPET FREE INTERIOR
• LAMINATE AND TILE FLOORING
• NEWER HVAC SYSTEM
• GAS STARTING FIREPLACE
• UPDATED TILE
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $307k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (4.3% below list).
• Recommended offer: $289k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 (+1.8%/yr); 278 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $2,937/mo this rent would consume 50% of the median local household income ($71k/yr) (locally 1559% 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $288,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (median comp): $286,758
• List price: $307,000
• Delta: 7.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1908 Carter Creek Pkwy	0.04mi	4/3.0	1,978 (-0%)	13mo	$425,000	$215	83
2310 Morningside Dr	0.46mi	3/3.0 (-1)	1,969 (-1%)	6mo	$305,000	$155	63
1506 E 28th St	0.58mi	4/2.0	1,850 (-7%)	0mo	$84,410	$46	62
1317 Garden Ln	0.27mi	3/2.0 (-1)	1,716 (-14%)	2mo	$299,900	$175	58
902 Mitchell St	0.55mi	3/2.0 (-1)	1,928 (-3%)	10mo	$295,000	$153	56
2210 Sharon Dr	0.30mi	3/2.0 (-1)	1,809 (-9%)	16mo	$239,900	$133	53
2524 Willow Bend Dr	0.73mi	4/2.5	2,113 (+7%)	2mo	$400,000	$189	51
2415 Morris Ln	0.56mi	3/2.0 (-1)	2,101 (+6%)	16mo	$320,000	$152	46

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-44,492
• Equity at exit: $45,775

10-year hold

• IRR: -8.0%
• Equity multiple: 0.52×
• Total profit: $-41,118
• Equity at exit: $26,544

Cash invested: $85,960 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,937 high
• Mortgage (P&I): −$1,610
• Tax from tax record: −$447 /mo · $5,368/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $135

Break-even live

Break-even rent $2,766

Max offer price $307,000

Occupancy floor 90%

Sensitivity live

Price	-10% $309	-5% $222	+0% $135	+5% $48	+10% $-38
Rent	-10% $-97	-5% $19	+0% $135	+5% $251	+10% $367
Rate	-1.0pp $290	-0.5pp $213	base $135	+0.5pp $56	+1.0pp $-25

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Carter Creek Pkwy Unit 1328069P Bryan, TX	5.0	2.0	2443	$4,457	$1.82	14d	1	0.07mi
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	44d	1	0.39mi
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	14d	1	0.39mi
807 S Coulter Dr Bryan, TX	4.0	3.0	2154	$2,250	$1.04	44d	1	0.64mi
1815 Gettysburg Ln Unit 1328085P Bryan, TX	3.0	2.0	1603	$3,721	$2.32	22d	1	0.65mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	14d	1	0.68mi
728 Meadow Ln Unit 1093291P Bryan, TX	3.0	2.0	1517	$4,919	$3.24	44d	1	1.04mi
501 Helena St Bryan, TX	3.0	2.0	1424	$2,200	$1.54	22d	1	1.37mi
308 Dunn St Unit 1095253P Bryan, TX	5.0	3.0	2206	$14,247	$6.46	22d	1	1.39mi
214 Helena St Unit 1071607P Bryan, TX	4.0	3.0	2034	$6,503	$3.20	14d	1	1.40mi
3213 Link St Unit 112 Bryan, TX	3.0	3.5	1854	$2,400	$1.29	44d	1	1.43mi
2902 Chaparral Cir Bryan, TX	4.0	3.0	2181	$3,000	$1.38	22d	1	1.46mi
1326 Prairie Dr Bryan, TX	2.0–3.0	2.0–3.0	1167	$1,745	$1.50	22d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $307,000 Active 80 DOM
2. 2026-06-17
   days on market $307,000 Active 79 DOM
3. 2026-06-16
   days on market $307,000 Active 78 DOM
4. 2026-06-15
   days on market $307,000 Active 77 DOM
5. 2026-06-14
   days on market $307,000 Active 75 DOM
6. 2026-06-13
   days on market $307,000 Active 74 DOM
7. 2026-06-10
   days on market $307,000 Active 72 DOM
8. 2026-06-09
   days on market $307,000 Active 71 DOM
9. 2026-06-08
   days on market $307,000 Active 70 DOM
10. 2026-06-07
    days on market $307,000 Active 69 DOM
11. 2026-06-03
    days on market $307,000 Active 65 DOM
12. 2026-06-02
    days on market $307,000 Active 64 DOM
13. 2026-06-01
    days on market $307,000 Active 63 DOM
14. 2026-05-31
    days on market $307,000 Active 62 DOM
15. 2026-05-30
    days on market $307,000 Active 61 DOM
16. 2026-03-30
    listed $312,000 Active 845-char remark

    Show marketing remark (845 chars)

    Spacious and well maintained, this 4 bedroom, 2 bath home offers a versatile layout with two living areas and two dining spaces, providing flexibility for a variety of needs and lifestyles. Inside, you’ll find a carpet free interior with a combination of laminate and tile flooring throughout, creating a clean and low maintenance environment. Recent updates include fresh interior paint, a newer HVAC system (approximately 2 years old), and a gas starting fireplace featuring updated tile for a modern touch. Situated on a generous 10,280 square foot lot, the property offers ample outdoor space with potential for a variety of uses. With no HOA fees, this home provides added flexibility and fewer restrictions. With its functional layout, recent updates, and spacious lot, this property is ready for its next owner to make it their own!

17. 2021-08-18
    soldstatus
18. 2021-08-17
    soldstatus 789-char remark

    Show marketing remark (789 chars)

    One of a kind beauty in the heart of Aggieland just minutes to Texas A & M, Blinn, and tons of medical and shopping. As you enter this beauty you are welcomed by 2 HUGE living spaces that are split by a large fireplace! No detail has been left out in this beautiful home from the gorgeous backsplash and counters in the kitchen accentuated by stainless steel appliances to the hard flooring surfaces throughout the home, shutters/faux wood blinds, lovely paint choices, updated bathrooms and custom fixtures. Other updates include new roof, hallway flooring, and water heater all in fall of 2020. Step outside onto the large covered patio or enjoy the spacious back yard. This one won't last long! For a 3D tour copy/paste https://my. matterport.com/show/ ?m=S4qBRhr6pYW & mls=1

19. 2021-07-05
    listed $249,999 789-char remark

    Show marketing remark (789 chars)

    One of a kind beauty in the heart of Aggieland just minutes to Texas A & M, Blinn, and tons of medical and shopping. As you enter this beauty you are welcomed by 2 HUGE living spaces that are split by a large fireplace! No detail has been left out in this beautiful home from the gorgeous backsplash and counters in the kitchen accentuated by stainless steel appliances to the hard flooring surfaces throughout the home, shutters/faux wood blinds, lovely paint choices, updated bathrooms and custom fixtures. Other updates include new roof, hallway flooring, and water heater all in fall of 2020. Step outside onto the large covered patio or enjoy the spacious back yard. This one won't last long! For a 3D tour copy/paste https://my. matterport.com/show/ ?m=S4qBRhr6pYW & mls=1

20. 2016-03-18
    soldstatus
21. 2016-02-25
    listed $185,000
22. 2015-11-18
    soldstatus
23. 2012-02-20
    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: $5,368 · $447/mo
• Projected year-2 tax: $5,618 · $468/mo
• Expected delta: +$250/yr (+$21/mo · 4.7%)

ⓘ 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: $35,249
• − Mortgage interest: −$17,197
• − Property taxes: −$5,368
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,820
• − Management: −$2,820
• − Depreciation: −$8,931
• Taxable loss: −$3,422
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $2,445/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

+68.6% since first listed

8 events — show timeline

• 2026-03-30 Listed $312,000 BCSRMLS
• 2021-08-18 Sold (Public Records) — Public Records
• 2021-08-17 Sold (MLS) — BCSRMLS
• 2021-07-05 Listed $249,999 BCSRMLS
• 2016-03-18 Sold (MLS) — BCSRMLS
• 2016-02-25 Listed $185,000 BCSRMLS
• 2015-11-18 Sold (Public Records) — Public Records
• 2012-02-20 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,368 · +2.6% YoY. Source: county tax records.