1305 W Villa Maria Rd Unit E103 · Bryan, TX 77801

$93,000

2 bd · 2.5 ba · 1,440 sqft · Condo public records · 139 Days on market

Built 1983 $65/sqft · 50% below area $414/mo HOA · 27% of rent

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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 +19.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condo is a 2 Bedroom/2.5 bath! Centrally located in the Bryan/College Station Area. The condos are located in the Oaks of Villa Maria, surrounded by large oak trees. The condos are near restaurants, shopping centers, and grocery stores.

Key facts

• Centrally located
• Near restaurants
• Near grocery stores

Tags

• CENTRALLY LOCATED
• SURROUNDED BY LARGE OAK TREES
• NEAR RESTAURANTS
• NEAR SHOPPING CENTERS
• NEAR GROCERY STORES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $93k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 flat; 122 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 49% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $1,524/mo this rent would consume 46% of the median local household income ($40k/yr) (locally 1465% 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 $643 of loan paydown is wiped out by about $3k 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 139 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 5.1

CMA / ARV

• ARV (median comp): $187,770
• List price: $93,000
• Delta: -50.47%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-10,721
• Equity at exit: $13,867

10-year hold

• IRR: -7.7%
• Equity multiple: 0.58×
• Total profit: $-10,921
• Equity at exit: $8,041

Cash invested: $26,040 (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 77801

• Home prices YoY: -16.8%
• Rents YoY: 1.0%
• Active inventory: 122
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$488
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$39
• HOA: −$414
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $111

Break-even live

Break-even rent $1,383

Max offer price $93,000

Occupancy floor 88%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1437 Western Oaks Ct Bryan, TX	3.0	3.0	1322	$1,550	$1.17	44d	1	0.14mi
1100 Verde Dr Unit 1100D Bryan, TX	2.0	1.0	925	$850	$0.92	44d	1	0.27mi
1203 Webhollow Cir Bryan, TX	3.0	2.0	1200	$1,500	$1.25	44d	1	0.29mi
941 Navidad St Unit 1328072P Bryan, TX	2.0	2.0	1194	$2,183	$1.83	21d	1	0.30mi
2915 Forestwood Dr Bryan, TX	3.0	2.0	1600	$1,800	$1.12	44d	1	0.35mi
3150 Finfeather Rd Bryan, TX	1.0–2.0	1.0–2.0	917	$1,490	$1.62	13d	9	0.40mi
802 Frio Cir Bryan, TX	2.0	1.0	900	$1,275	$1.42	44d	1	0.43mi
2406 Toro Ln Unit D Bryan, TX	2.0	1.0	918	$975	$1.06	14d	1	0.52mi
1735 Rock Hollow Loop Bryan, TX	3.0	2.0	1209	$1,500	$1.24	44d	1	0.58mi
1250 Croft Ln Unit 214 Bryan, TX	3.0	2.0	1043	$1,300	$1.25	44d	1	0.65mi
1708 Beaver Pond Ct Unit 1328061P Bryan, TX	3.0	2.0	1550	$3,973	$2.56	21d	1	0.68mi
3213 Link St Unit 112 Bryan, TX	3.0	3.5	1854	$2,400	$1.29	44d	1	0.73mi
2511 Westwood Main Dr Bryan, TX	3.0	2.0	1421	$2,100	$1.48	14d	1	0.78mi
2003 Rockwood Dr Bryan, TX	3.0	2.0	1468	$1,850	$1.26	44d	1	0.83mi
138 Watson St Bryan, TX	3.0	1.0	1104	$1,200	$1.09	21d	1	0.98mi
1114 Cottage Grove Cir Bryan, TX	3.0	2.0	1061	$1,750	$1.65	44d	1	1.02mi
3921 Olive St Unit B Bryan, TX	2.0	1.5	983	$1,200	$1.22	44d	1	1.04mi
852 N Harvey Mitchell Pkwy Bryan, TX	1.0–2.0	1.0–2.0	857	$1,555	$1.81	13d	1	1.08mi
4312 Old College Rd Bryan, TX	2.0	2.0	1180	$1,250	$1.06	44d	1	1.16mi
2707 Cliff St Bryan, TX	2.0	1.0	940	$1,200	$1.28	44d	1	1.17mi
3105 Leonard Rd Bryan, TX	1.0–2.0	1.0–2.0	857	$1,555	$1.81	13d	1	1.18mi
3802 College Main St #5 Bryan, TX	2.0	1.0	1092	$875	$0.80	21d	1	1.23mi
4005 College Main St Bryan, TX	3.0	2.0	1126	$2,200	$1.95	14d	1	1.34mi
411 Sulphur Springs Rd Bryan, TX	2.0	1.0	936	$900	$0.96	44d	1	1.34mi
415 Sulphur Springs Rd Bryan, TX	2.0	1.0	936	$950	$1.01	44d	1	1.36mi
2020 Turning Leaf Dr Bryan, TX	3.0	2.0	1417	$2,000	$1.41	14d	1	1.37mi
501 Helena St Bryan, TX	3.0	2.0	1424	$2,200	$1.54	21d	1	1.39mi
2010 Turning Leaf Dr Bryan, TX	3.0	2.0	1423	$2,000	$1.41	14d	1	1.40mi
636 Clay St Unit 1328091P Bryan, TX	3.0	3.0	1776	$4,887	$2.75	21d	1	1.42mi
632 Clay St Bryan, TX	1.0	1.0	1758	$700	$0.40	44d	1	1.42mi
632 Clay St Unit B Bryan, TX	1.0	1.0	1758	$850	$0.48	44d	1	1.42mi
632 Clay St Bryan, TX	1.0	1.0	1758	$700	$0.40	14d	1	1.42mi
200 Rebecca St Bryan, TX	2.0	1.0–2.0	950	$830	$0.87	13d	8	1.43mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	14d	1	1.47mi
502 Jefferson St Unit 1071602P Bryan, TX	2.0	2.0	1614	$3,228	$2.00	14d	1	1.47mi

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $93,000 Active 139 DOM
2. 2026-06-17
   days on market $93,000 Active 138 DOM
3. 2026-06-16
   days on market $93,000 Active 137 DOM
4. 2026-06-15
   days on market $93,000 Active 136 DOM
5. 2026-06-14
   days on market $93,000 Active 134 DOM
6. 2026-06-13
   days on market $93,000 Active 133 DOM
7. 2026-06-10
   days on market $93,000 Active 131 DOM
8. 2026-06-09
   days on market $93,000 Active 130 DOM
9. 2026-06-08
   days on market $93,000 Active 129 DOM
10. 2026-06-07
    days on market $93,000 Active 128 DOM
11. 2026-06-03
    days on market $93,000 Active 124 DOM
12. 2026-06-02
    days on market $93,000 Active 123 DOM
13. 2026-06-01
    days on market $93,000 Active 122 DOM
14. 2026-05-31
    days on market $93,000 Active 121 DOM
15. 2026-05-30
    days on market $93,000 Active 120 DOM
16. 2026-02-19
    listed $1,200
17. 2026-01-30
    listed $93,000 Active 241-char remark

    Show marketing remark (241 chars)

    This condo is a 2 Bedroom/2.5 bath! Centrally located in the Bryan/College Station Area. The condos are located in the Oaks of Villa Maria, surrounded by large oak trees. The condos are near restaurants, shopping centers, and grocery stores.

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,284
• − Mortgage interest: −$5,209
• − Property taxes: −$1,827
• − Insurance: −$465
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − HOA: −$4,968
• − Depreciation: −$2,705
• Taxable income: $184
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $1,288/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): 15,461
• Household income: $39,846
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 1465.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 34% Black 17% Two or more races 13% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -54.39%
• Current HPI: 269.7483
• Rent YoY: ▲ 0.99%
• 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

-98.7% since first listed

2 events — show timeline

• 2026-02-19 Listed for Rent $1,200 BCSRMLS
• 2026-01-30 Listed $93,000 BCSRMLS

Property tax history

+1.2%/yr

Latest (2025): $1,827 · -16.7% YoY. Source: county tax records.