5008 Acadia Loop · Bryan, TX 77845

$396,900

3 bd · 2.0 ba · 1,895 sqft · SingleFamily · 125 Days on market

Built 2026 Good condition Garage $209/sqft · 5% below area Est $419k · 5% 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 +9.9/15.0
• Cash flow +4.4/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +0.4/10.0
• 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! If charm and elegance are what you're looking for - Welcome home! A favorite of many, the 1818 has several features that make it stand out from the rest. From the moment your eyes catch the stunning exterior, you're captivated. Interior features include dual living areas to use as you choose, a large kitchen with granite-topped island that is open through the dining and living room, stunning windows flowing with natural light, an optional study alcove, and a spacious primary suite.

Key facts

• 2 garage spots
• Built 2026
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $397k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (46.0% below list).
• Recommended offer: $215k (46.0% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 3.9% in Bryan — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).

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 125 days — a 12% lower offer ($349k) 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 $214,509 (46.0% 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 125 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
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: 0.54% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.32%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $419,019
• List price: $396,900
• Delta: -5.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5020 Toscana Loop	0.11mi	3/3.0	1,943 (+2%)	6mo	$439,900	$226	82
4302 Appalachian Trl	0.08mi	4/2.0 (+1)	2,031 (+7%)	4mo	$405,000	$199	75
4261 Harding Way	0.37mi	4/2.0 (+1)	2,024 (+7%)	6mo	$398,500	$197	62
5131 Maroon Creek Dr	0.33mi	3/2.0	1,858 (-2%)	24mo	$370,000	$199	61
5305 Winchester Dr	0.70mi	3/2.0	1,976 (+4%)	5mo	$385,000	$195	56
4111 Corvallis Ct	0.17mi	4/3.0 (+1)	2,143 (+13%)	10mo	$412,000	$192	53
4012 Park Hurst	0.54mi	4/2.0 (+1)	2,063 (+9%)	6mo	$389,000	$189	50
5403 Bloomsbury	0.63mi	4/2.0 (+1)	2,032 (+7%)	6mo	$450,000	$221	48
4724 Hunington Dr	0.44mi	4/2.5 (+1)	2,124 (+12%)	15mo	$389,999	$184	40

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: -36.8%
• Equity multiple: -0.18×
• Total profit: $-130,766
• Equity at exit: $59,179

10-year hold

• IRR: -51.4%
• Equity multiple: -0.79×
• Total profit: $-198,552
• Equity at exit: $34,317

Cash invested: $111,132 (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: 33 active · 21 under contract
• Months of supply: 19.8 mo (5%/mo absorbed)
• Median asking: $435,000 ($216/sqft)
• Median days on market: 112 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +2.6% 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: 15.4×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$2,081
• Tax est. 1.5%: −$496 /mo · $5,954/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-1,048

Break-even live

Break-even rent $3,472

Max offer price $245,214

Occupancy floor —

Sensitivity live

Price	-10% $-774	-5% $-911	+0% $-1,048	+5% $-1,185	+10% $-1,323
Rent	-10% $-1,218	-5% $-1,133	+0% $-1,048	+5% $-964	+10% $-879
Rate	-1.0pp $-848	-0.5pp $-947	base $-1,048	+0.5pp $-1,151	+1.0pp $-1,256

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: $99,225
• Closing costs: $11,907
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4225 Pendleton Dr Bryan, TX	1.0–2.0	1.0–2.0	1022	$1,725	$1.69	0d	17	0.07mi
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	109d	1	0.16mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	139d	1	0.17mi
4150 Pendleton Dr Bryan, TX	1.0–3.0	1.0–3.0	1061	$1,975	$1.86	0d	16	0.38mi
4050 Eastchester Dr Bryan, TX	3.0	1.0–2.0	1026	$2,196	$2.14	0d	16	0.53mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	117d	1	0.95mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	117d	1	0.96mi
4802 Treadgold Ln Bryan, TX	3.0	2.0	1558	$2,000	$1.28	0d	1	1.01mi
3806 Blackhawk Ln College Station, TX	3.0	3.0	1309	$1,500	$1.15	6d	1	1.10mi
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	0d	24	1.12mi
2126 Crescent Pointe Pkwy College Station, TX	4.0	4.5	1864	$560	$0.30	6d	1	1.14mi
1710 Lonetree Dr College Station, TX	3.0	2.0	1599	$1,900	$1.19	6d	1	1.14mi
2116 Crescent Pointe Pkwy College Station, TX	2.0	2.0	1929	$900	$0.47	6d	1	1.15mi
2114 Crescent Pointe Pkwy College Station, TX	4.0	4.5	1864	$1,850	$0.99	6d	1	1.15mi
1415 Ailin Dr College Station, TX	4.0	4.5	1844	$2,300	$1.25	3d	1	1.16mi
1416 Crescent Ridge Dr Unit 1328076P College Station, TX	4.0	3.0	1980	$7,187	$3.63	117d	1	1.16mi
2109 Jax Dr College Station, TX	4.0	4.5	1864	$2,200	$1.18	6d	1	1.18mi
3508 Broad Oak Cir Bryan, TX	3.0	2.0	1745	$2,400	$1.38	139d	1	1.19mi
1605 Ethic Ln College Station, TX	3.0	3.0	1898	$2,000	$1.05	6d	1	1.33mi
3210 Harvey Rd College Station, TX	1.0–3.0	1.0–2.0	966	$1,944	$2.01	0d	20	1.48mi

Property features AI

Finance

• Other: Address: 5008 Acadia Loop, College Station, TX 77845Status: ActiveLast modified: 2026-05-22
• Financial info: List price $396,900

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Single-family home (The 1818 plan)
• Exterior features: Living area approximately 1895Spec home

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open living area (plan: The 1818)

Listing history 50 events

1. 2026-09-24
   days on market $396,900 Active 125 DOM
2. 2026-09-24
   days on market $396,900 Active 124 DOM
3. 2026-09-22
   days on market $396,900 Active 123 DOM
4. 2026-09-21
   days on market $396,900 Active 122 DOM
5. 2026-09-20
   days on market $396,900 Active 121 DOM
6. 2026-09-18
   days on market $396,900 Active 119 DOM
7. 2026-09-17
   days on market $396,900 Active 118 DOM
8. 2026-09-16
   days on market $396,900 Active 117 DOM
9. 2026-09-15
   days on market $396,900 Active 116 DOM
10. 2026-09-14
    days on market $396,900 Active 115 DOM
11. 2026-09-13
    days on market $396,900 Active 114 DOM
12. 2026-09-12
    days on market $396,900 Active 113 DOM
13. 2026-09-11
    days on market $396,900 Active 112 DOM
14. 2026-09-05
    days on market $396,900 Active 106 DOM
15. 2026-09-04
    days on market $396,900 Active 105 DOM
16. 2026-09-03
    days on market $396,900 Active 104 DOM
17. 2026-08-30
    days on market $396,900 Active 100 DOM
18. 2026-08-29
    days on market $396,900 Active 99 DOM
19. 2026-08-28
    days on market $396,900 Active 98 DOM
20. 2026-08-27
    days on market $396,900 Active 97 DOM
21. 2026-08-26
    days on market $396,900 Active 96 DOM
22. 2026-08-25
    days on market $396,900 Active 95 DOM
23. 2026-08-24
    days on market $396,900 Active 94 DOM
24. 2026-08-23
    days on market $396,900 Active 93 DOM
25. 2026-08-22
    days on market $396,900 Active 92 DOM
26. 2026-08-21
    days on market $396,900 Active 91 DOM
27. 2026-08-20
    days on market $396,900 Active 90 DOM
28. 2026-08-19
    days on market $396,900 Active 89 DOM
29. 2026-08-18
    days on market $396,900 Active 88 DOM
30. 2026-08-17
    days on market $396,900 Active 87 DOM
31. 2026-08-16
    days on market $396,900 Active 86 DOM
32. 2026-08-15
    days on market $396,900 Active 85 DOM
33. 2026-08-14
    days on market $396,900 Active 84 DOM
34. 2026-08-13
    days on market $396,900 Active 83 DOM
35. 2026-08-12
    days on market $396,900 Active 82 DOM
36. 2026-08-11
    days on market $396,900 Active 81 DOM
37. 2026-08-10
    days on market $396,900 Active 80 DOM
38. 2026-08-09
    days on market $396,900 Active 79 DOM
39. 2026-08-08
    days on market $396,900 Active 78 DOM
40. 2026-08-07
    days on market $396,900 Active 77 DOM
41. 2026-08-06
    days on market $396,900 Active 76 DOM
42. 2026-08-05
    days on market $396,900 Active 75 DOM
43. 2026-08-04
    days on market $396,900 Active 74 DOM
44. 2026-08-03
    days on market $396,900 Active 73 DOM
45. 2026-07-31
    days on market $396,900 Active 70 DOM
46. 2026-07-29
    days on market $396,900 Active 68 DOM
47. 2026-07-27
    days on market $396,900 Active 66 DOM
48. 2026-07-25
    days on market $396,900 Active 64 DOM
49. 2026-07-23
    days on market $396,900 Active 62 DOM
50. 2026-07-22
    days on market $396,900 Active 61 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 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: $25,741
• − Mortgage interest: −$22,233
• − Property taxes: −$5,954
• − Insurance: −$1,984
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$11,546
• Taxable loss: −$20,094
• Est. tax savings @ 24.0%: +$4,823
• After-tax cash flow: $-7,757/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,475–$28,425 screening

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance and updates to increase its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Both Replace carpet in bedrooms — Carpet can be replaced with hardwood or tile to increase both resale and rental value. ↑
• Both Install smart home devices — Smart home devices can improve convenience and add value to the home for both buyers and renters. ↑

ⓘ 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

Property features AI

Finance

• Other: Address: 5008 Acadia Loop, College Station, TX 77845Status: ActiveLast modified: 2026-05-22
• Financial info: List price $396,900

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Single-family home (The 1818 plan)
• Exterior features: Living area approximately 1895Spec home

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open living area (plan: The 1818)