2212 Jeter Dr · Bryan, TX 77807

$252,390

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 46 Days on market

Built 2026 Excellent condition $54/mo HOA · 2% of rent ↓ 4% since listing

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Ramsey Floor Plan - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $252,390 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,512.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $252k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (8.5% below list).
• Recommended offer: $231k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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: Mary Branch El (math 32% / reading 17%, grade F, #3,052 of 4,322 statewide, top 74%, 617 students, 83% 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).
• Market conditions: 304 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 37% of the median local income ($74k/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 $8k 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 46 days — a 3% lower offer ($245k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,933 (8.5% 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 46 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $271,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 Jeter Dr	0.00mi	4/2.0	1,676 (0%)	1mo	$252,390	$151	99
2226 Jeter Dr	0.00mi	4/2.0	1,665 (-1%)	1mo	$293,490	$176	98
2202 Jeter Dr	0.00mi	4/2.0	1,716 (+2%)	1mo	$256,990	$150	95
2206 Jeter Dr	0.00mi	3/2.0 (-1)	1,564 (-7%)	1mo	$252,990	$162	83
2204 Jeter Dr	0.00mi	4/2.0	1,859 (+11%)	1mo	$274,990	$148	81
5417 Smith Lake Blvd	0.09mi	3/2.0 (-1)	1,564 (-7%)	1mo	$289,990	$185	78
2213 Jeter Dr	0.17mi	4/2.0	1,859 (+11%)	1mo	$282,140	$152	73
2201 Jeter Dr	0.03mi	3/2.0 (-1)	1,484 (-12%)	2mo	$244,990	$165	72
5419 Bear Run	0.10mi	3/2.0 (-1)	1,501 (-10%)	1mo	$273,490	$182	72
2207 Jeter Dr	0.03mi	4/2.5	1,922 (+15%)	1mo	$268,990	$140	71
2210 Jeter Dr	0.20mi	3/2.0 (-1)	1,484 (-12%)	1mo	$252,990	$170	66
1819 Taggart Trl	0.31mi	3/2.0 (-1)	1,484 (-12%)	0mo	$239,990	$162	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-50,679
• Equity at exit: $40,483

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-52,546
• Equity at exit: $23,475

Cash invested: $76,023 (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 77807

• Active inventory: 304
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,424
• Tax est. 1.5%: −$339 /mo · $4,073/yr
• Insurance: −$113
• HOA: −$54
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-106

Break-even live

Break-even rent $2,443

Max offer price $256,175

Occupancy floor 100%

Sensitivity live

Price	-10% $82	-5% $-12	+0% $-106	+5% $-200	+10% $-294
Rent	-10% $-288	-5% $-197	+0% $-106	+5% $-15	+10% $76
Rate	-1.0pp $31	-0.5pp $-37	base $-106	+0.5pp $-176	+1.0pp $-248

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: $67,878
• Closing costs: $8,145
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5433 Bear RUN Bryan, TX	4.0	2.0	1745	$2,195	$1.26	45d	1	0.08mi
2010 Chief St Bryan, TX	3.0	2.0	1603	$2,250	$1.40	45d	1	0.13mi
2148 Chief St Bryan, TX	4.0	2.0	1568	$2,000	$1.28	15d	1	0.13mi
1971 Chief St Bryan, TX	3.0	2.0	1517	$2,100	$1.38	23d	1	0.15mi
2119 Chief St Bryan, TX	4.0	2.0	1568	$2,400	$1.53	15d	1	0.28mi
2111 Chief St Bryan, TX	3.0	2.0	1370	$2,150	$1.57	15d	1	0.31mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   price $252,390
3. 2026-04-13
   price $256,140
4. 2026-04-02
   price $259,990
5. 2026-03-16
   price $265,740
6. 2026-03-12
   listed $261,990 Active

ⓘ 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 · 25 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: $27,712
• − Mortgage interest: −$15,209
• − Property taxes: −$4,073
• − Insurance: −$1,358
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − HOA: −$648
• − Depreciation: −$7,899
• Taxable loss: −$5,908
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $146/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 · 7 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with a modern design and well-maintained exterior. It offers a good balance of updates and maintenance, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Fresh flooring improves aesthetics and reduces maintenance
• Both New kitchen appliances — Modern appliances enhance functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Fresh flooring improves aesthetics and reduces maintenance ↑
• Both New kitchen appliances — Modern appliances enhance functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 13,227
• Household income: $74,375
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 629.0

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 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 32% Two or more races 18% Black 14% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 16% · Canada, Guatemala, Vietnam
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -114.38%
• Current HPI: 186.1387
• Rent YoY: —
• 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

-3.7% since first listed

6 events — show timeline

• 2026-04-27 Pending — HARMLS
• 2026-04-20 Price Changed $252,390 HARMLS
• 2026-04-13 Price Changed $256,140 HARMLS
• 2026-04-02 Price Changed $259,990 HARMLS
• 2026-03-16 Price Changed $265,740 HARMLS
• 2026-03-12 Listed $261,990 HARMLS