Maple Plan · Bryan, TX 77808

$1

3 bd · 2.5 ba · 2,323 sqft · SingleFamily · 420 Days on market

Excellent condition $25/mo HOA · 1% of rent

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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 +7.5/15.0
• Condition / age +4.8/5.0
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning home features 3 bedrooms, 2.5 bathrooms, and a dedicated office, offering ample space for both relaxation and productivity. As you step inside, customize your entry with your choice of luxurious flooring—whether it's click-and-lock vinyl plank, engineered hardwoods, or chic wood tile. The sunlit living room welcomes you with a stylish gas-started fireplace, where you can select design details that reflect your personal taste. Flowing seamlessly from the living room is the spacious kitchen, a true chef's delight. Choose from beautiful quartz or granite countertops and high-end stainless steel appliances, all complemented by custom cabinetry crafted from 100% real wood. The adjacent dining room is perfect for entertaining, creating a welcoming atmosphere for family and friends. Retreat to the primary suite, where the bathroom features double vanities, a stunning freestanding tub, and an oversized shower with exquisite tilework. The advanced Schluter waterproofing system ensures lasting protection. The expansive closet includes a built-in dresser or island and offers direct access to the laundry room, which is equipped with extra countertop space, a convenient sink, and a drop zone for coats and bags. On the opposite side of the home, you'll find the private office, a half bath, and two additional bedrooms with a shared bathroom—perfect for guests or family. Step outside to unwind on the expansive patio, complete with options for a built-in outdoor kitchen.

Key facts

• Custom cabinetry
• Luxurious flooring
• Freestanding tub

Tags

• DEDICATED OFFICE
• LUXURIOUS FLOORING
• GAS-STARTED FIREPLACE
• QUARTZ OR GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• FREESTANDING TUB

🏗️ New construction. The $1 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $500,094.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1).
• Cap rate 2.9% vs local median 4.0% 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: 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: 371 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $15k 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 420 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 750141.0% of price.

Recommended offer $1

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 420 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.52% ✗
• Cap rate: 2.91%
• Cash-on-cash: -12.10%
• DSCR: 0.46
• GRM: 15.9

CMA / ARV

• ARV (median comp): $500,094
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3516 Chantilly Path	0.14mi	4/2.0 (+1)	2,469 (+6%)	9mo	$475,000	$192	68
3568 Chantilly Path	0.28mi	3/2.5	2,139 (-8%)	10mo	$545,000	$255	66
3509 Castine Ct	0.23mi	3/2.0	2,052 (-12%)	8mo	$480,000	$234	61
4663 River Rock Dr	0.62mi	4/2.5 (+1)	2,478 (+7%)	3mo	$499,500	$202	52
3305 Durant Ct	0.50mi	4/3.0 (+1)	2,467 (+6%)	10mo	$799,000	$324	51
3504 Abingdon Cv	0.25mi	4/3.0 (+1)	2,665 (+15%)	15mo	$600,000	$225	45
3448 Lockett Hall Cir	0.62mi	4/3.5 (+1)	2,581 (+11%)	3mo	$495,000	$192	41
3320 Lewisburg Ct	0.66mi	4/3.0 (+1)	2,427 (+4%)	18mo	$475,000	$196	40
3217 Arundala Way	0.73mi	3/3.0	2,117 (-9%)	14mo	$439,500	$208	38
3264 Rose Hill Ln	0.67mi	4/3.0 (+1)	2,617 (+13%)	13mo	$624,900	$239	30
3428 Lockett Hall Cir	0.60mi	4/3.0 (+1)	2,641 (+14%)	22mo	$514,900	$195	24

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: -38.6%
• Equity multiple: -0.22×
• Total profit: $-170,887
• Equity at exit: $74,566

10-year hold

• IRR: -58.6%
• Equity multiple: -0.89×
• Total profit: $-264,351
• Equity at exit: $43,239

Cash invested: $140,026 (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 77808

• Home prices YoY: -30.4%
• Active inventory: 371

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$2,623
• Tax est. 1.5%: −$625 /mo · $7,501/yr
• Insurance: −$208
• HOA: −$25
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-1,412

Break-even live

Break-even rent $4,406

Max offer price $295,833

Occupancy floor —

Sensitivity live

Price	-10% $-1,066	-5% $-1,239	+0% $-1,412	+5% $-1,584	+10% $-1,757
Rent	-10% $-1,619	-5% $-1,515	+0% $-1,412	+5% $-1,308	+10% $-1,205
Rate	-1.0pp $-1,160	-0.5pp $-1,284	base $-1,412	+0.5pp $-1,541	+1.0pp $-1,673

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: $125,024
• Closing costs: $15,003
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 Teller Dr Bryan, TX	4.0	2.0	1979	$2,600	$1.31	21d	1	1.04mi
2915 Bombay Ct Bryan, TX	3.0	2.0	2085	$2,900	$1.39	14d	1	1.16mi
3019 Wolfpack Loop Bryan, TX	4.0	2.5	1906	$2,750	$1.44	21d	1	1.29mi
3508 Broad Oak Cir Bryan, TX	3.0	2.0	1745	$2,400	$1.38	44d	1	1.37mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	44d	1	1.44mi
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	14d	1	1.48mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergas

Listing history 16 events

1. 2026-06-18
   days on market $1 Active 420 DOM
2. 2026-06-17
   days on market $1 Active 419 DOM
3. 2026-06-16
   days on market $1 Active 418 DOM
4. 2026-06-15
   days on market $1 Active 417 DOM
5. 2026-06-14
   days on market $1 Active 415 DOM
6. 2026-06-13
   days on market $1 Active 414 DOM
7. 2026-06-10
   days on market $1 Active 412 DOM
8. 2026-06-09
   days on market $1 Active 411 DOM
9. 2026-06-08
   days on market $1 Active 410 DOM
10. 2026-06-07
    days on market $1 Active 409 DOM
11. 2026-06-03
    days on market $1 Active 405 DOM
12. 2026-06-02
    days on market $1 Active 404 DOM
13. 2026-06-01
    days on market $1 Active 403 DOM
14. 2026-05-31
    days on market $1 Active 402 DOM
15. 2026-05-30
    days on market $1 Active 401 DOM
16. 2025-04-24
    listed $1 Active 1504-char remark

    Show marketing remark (1504 chars)

    This stunning home features 3 bedrooms, 2.5 bathrooms, and a dedicated office, offering ample space for both relaxation and productivity. As you step inside, customize your entry with your choice of luxurious flooring—whether it's click-and-lock vinyl plank, engineered hardwoods, or chic wood tile. The sunlit living room welcomes you with a stylish gas-started fireplace, where you can select design details that reflect your personal taste. Flowing seamlessly from the living room is the spacious kitchen, a true chef's delight. Choose from beautiful quartz or granite countertops and high-end stainless steel appliances, all complemented by custom cabinetry crafted from 100% real wood. The adjacent dining room is perfect for entertaining, creating a welcoming atmosphere for family and friends. Retreat to the primary suite, where the bathroom features double vanities, a stunning freestanding tub, and an oversized shower with exquisite tilework. The advanced Schluter waterproofing system ensures lasting protection. The expansive closet includes a built-in dresser or island and offers direct access to the laundry room, which is equipped with extra countertop space, a convenient sink, and a drop zone for coats and bags. On the opposite side of the home, you'll find the private office, a half bath, and two additional bedrooms with a shared bathroom—perfect for guests or family. Step outside to unwind on the expansive patio, complete with options for a built-in outdoor kitchen.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,434
• − Mortgage interest: −$28,013
• − Property taxes: −$7,501
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − HOA: −$300
• − Depreciation: −$14,548
• Taxable loss: −$26,458
• Est. tax savings @ 24.0%: +$6,350
• After-tax cash flow: $-10,589/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 · 30 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance curb appeal and functionality.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and irrigation system — Improves curb appeal and water efficiency
• Both New flooring in bathrooms — Modernizes spaces and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and irrigation system — Improves curb appeal and water efficiency ↑
• Both New flooring in bathrooms — Modernizes spaces and improves functionality ↑

ⓘ 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): 15,797
• Household income: $113,343
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 110.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 23% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 20% Cuban 1%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 11% Tagalog/Filipino 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: ▼ -94.49%
• Current HPI: 216.65
• 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