Fargo Plan · Bryan, TX 77845

$289,990

4 bd · 2.0 ba · 1,665 sqft · SingleFamily · 182 Days on market

Good condition

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Fargo floorplan at Knox Landing in Bryan, Texas. This 4 bedroom, 2 bathroom home features approximately 1,665 square feet of living space. Walking through the front door, you're met with the first two secondary bedrooms with a shared landing space to the secondary bathroom. Each secondary bedrooms contains carpeted flooring and walk-in closets. The bathroom includes a shower/tub combo and a quartz vanity top. Continuing through the entry, you'll find the third secondary bedroom along with a hall closet. Opposite to this bedroom is the utility room with garage access. Past this space is the open-concept kitchen, living, and dining areas. The kitchen is complete with granite or quartz countertops, stainless-steel appliances, and a spacious corner pantry. There is also an island perfect for hosting. Off the breakfast nook, is the back door to the covered patio and fenced backyard. Lastly, you'll find the large primary bedroom through the family room. This bedroom has plenty of natural light with two windows to the backyard. It also has an attached bathroom, with a ceramic tile surround shower and vanity. You'll always have plenty of storage space with not only a huge walk-in closet, but separate linen shelving as well. Control and secure your home through the Qolsys smart panel, through your phone, or even with your voice. With comfort and functionality, our Fargo floorplan is living at its finest.

Key facts

• Open-concept kitchen
• Covered patio
• Fargo floorplan

Tags

• FARGO FLOORPLAN
• OPEN-CONCEPT KITCHEN
• GRANITE OR QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• SPACIOUS CORNER PANTRY
• COVERED PATIO

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,293.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (23.2% below list).
• Recommended offer: $223k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Bryan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1463 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 30% 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 $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 182 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,764 (23.2% 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 182 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $296,293
• List price: $289,990
• Delta: -2.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10652 Knox Landing Dr	0.15mi	4/2.0	1,665 (0%)	1mo	$288,030	$173	92
10649 Knox Landing Dr	0.17mi	4/2.0	1,665 (0%)	1mo	$288,380	$173	91
10632 Knox Landing Dr	0.13mi	3/2.0 (-1)	1,595 (-4%)	0mo	$275,920	$173	82
10710 Blocker Ct	0.05mi	4/2.5	1,789 (+7%)	5mo	$294,900	$165	79
4791 Native Tree Ln	0.19mi	3/2.0 (-1)	1,548 (-7%)	2mo	$285,000	$184	72
4529 Wisenbaker Way	0.23mi	4/2.5	1,789 (+7%)	3mo	$316,805	$177	72
4410 Albritton Ave	0.26mi	3/2.0 (-1)	1,508 (-9%)	0mo	$292,900	$194	67
4521 Wisenbaker Way	0.23mi	3/2.0 (-1)	1,508 (-9%)	4mo	$289,900	$192	65
4527 Wisenbaker Way	0.23mi	3/2.0 (-1)	1,508 (-9%)	5mo	$289,900	$192	64
10603 Scarlet Peak Ct	0.15mi	3/2.0 (-1)	1,897 (+14%)	3mo	$340,000	$179	62
10650 Knox Landing Dr	0.15mi	3/2.0 (-1)	1,415 (-15%)	2mo	$268,895	$190	61
4533 Wisenbaker Way	0.23mi	3/2.0 (-1)	1,446 (-13%)	3mo	$289,900	$200	60

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: -24.8%
• Equity multiple: 0.15×
• Total profit: $-70,207
• Equity at exit: $44,178

10-year hold

• IRR: -20.1%
• Equity multiple: -0.07×
• Total profit: $-88,684
• Equity at exit: $25,618

Cash invested: $82,962 (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: 72 active · 17 under contract
• Months of supply: 22.7 mo (4%/mo absorbed)
• Median asking: $298,400 ($180/sqft)
• Median days on market: 85 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: -1.4% 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: 1463
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,554
• Tax est. 1.5%: −$370 /mo · $4,444/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-354

Break-even live

Break-even rent $2,676

Max offer price $245,034

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-252	+0% $-354	+5% $-457	+10% $-559
Rent	-10% $-530	-5% $-442	+0% $-354	+5% $-266	+10% $-178
Rate	-1.0pp $-205	-0.5pp $-279	base $-354	+0.5pp $-431	+1.0pp $-509

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: $74,073
• Closing costs: $8,889
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	62d	46	1.43mi

Listing history 50 events

1. 2026-08-08
   days on market $289,990 Active 182 DOM
2. 2026-08-07
   days on market $289,990 Active 181 DOM
3. 2026-08-06
   days on market $289,990 Active 180 DOM
4. 2026-08-05
   days on market $289,990 Active 179 DOM
5. 2026-08-04
   days on market $289,990 Active 178 DOM
6. 2026-08-03
   days on market $289,990 Active 177 DOM
7. 2026-07-31
   days on market $289,990 Active 174 DOM
8. 2026-07-29
   days on market $289,990 Active 172 DOM
9. 2026-07-27
   days on market $289,990 Active 170 DOM
10. 2026-07-25
    days on market $289,990 Active 168 DOM
11. 2026-07-23
    days on market $289,990 Active 166 DOM
12. 2026-07-22
    days on market $289,990 Active 165 DOM
13. 2026-07-21
    days on market $289,990 Active 164 DOM
14. 2026-07-18
    days on market $289,990 Active 161 DOM
15. 2026-07-16
    days on market $289,990 Active 159 DOM
16. 2026-07-16
    days on market $289,990 Active 158 DOM
17. 2026-07-14
    days on market $289,990 Active 157 DOM
18. 2026-07-13
    days on market $289,990 Active 156 DOM
19. 2026-07-12
    days on market $289,990 Active 155 DOM
20. 2026-07-11
    days on market $289,990 Active 154 DOM
21. 2026-07-10
    days on market $289,990 Active 153 DOM
22. 2026-07-09
    days on market $289,990 Active 152 DOM
23. 2026-07-07
    days on market $289,990 Active 150 DOM
24. 2026-07-06
    days on market $289,990 Active 149 DOM
25. 2026-07-05
    days on market $289,990 Active 148 DOM
26. 2026-07-04
    days on market $289,990 Active 147 DOM
27. 2026-07-03
    days on market $289,990 Active 146 DOM
28. 2026-07-02
    days on market $289,990 Active 145 DOM
29. 2026-07-01
    days on market $289,990 Active 144 DOM
30. 2026-06-30
    days on market $289,990 Active 143 DOM
31. 2026-06-29
    days on market $289,990 Active 142 DOM
32. 2026-06-28
    days on market $289,990 Active 141 DOM
33. 2026-06-28
    days on market $289,990 Active 140 DOM
34. 2026-06-27
    days on market $289,990 Active 139 DOM
35. 2026-06-25
    days on market $289,990 Active 137 DOM
36. 2026-06-23
    days on market $289,990 Active 135 DOM
37. 2026-06-21
    days on market $289,990 Active 134 DOM
38. 2026-06-18
    days on market $289,990 Active 131 DOM
39. 2026-06-17
    days on market $289,990 Active 130 DOM
40. 2026-06-16
    days on market $289,990 Active 129 DOM
41. 2026-06-15
    days on market $289,990 Active 128 DOM
42. 2026-06-14
    days on market $289,990 Active 126 DOM
43. 2026-06-13
    days on market $289,990 Active 125 DOM
44. 2026-06-10
    days on market $289,990 Active 123 DOM
45. 2026-06-09
    days on market $289,990 Active 122 DOM
46. 2026-06-08
    days on market $289,990 Active 121 DOM
47. 2026-06-07
    days on market $289,990 Active 120 DOM
48. 2026-06-03
    days on market $289,990 Active 116 DOM
49. 2026-06-02
    days on market $289,990 Active 115 DOM
50. 2026-06-01
    days on market $289,990 Active 114 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $26,732
• − Mortgage interest: −$16,597
• − Property taxes: −$4,444
• − Insurance: −$2,279
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$8,619
• Taxable loss: −$9,485
• Est. tax savings @ 24.0%: +$2,276
• After-tax cash flow: $-1,974/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 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior siding and landscaping improvements to enhance curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Modernizes space and improves comfort ↑

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

• 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

Price history

1 event — show timeline

• 2026-02-07 Listed $289,990 Zillow