402 Higgs Dr · Bryan, TX 77807

$220,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 24 Days on market

Built 1983 0.63 ac lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in-ready manufactured home sits on 27,265.00 sq ft of land, offering the privacy and freedom of country living at an exceptional price point. With no HOA, the property provides the flexibility to utilize the open space for spacious living and more. The home features a wide parking area and a covered back deck for those quiet mornings or evenings. Inside, the well-maintained, split floor plan includes a spacious living room, a dining area, and a generous kitchen. The primary suite includes a full bathroom, while two additional bedrooms and a guest bathroom are located on the opposite side of the home. Outside, the property includes a fenced yard, a storage shed, and a fire pit area

Key facts

• Country living
• Wide parking area
• Fenced yard

Tags

• MOVE IN READY
• COUNTRY LIVING
• NO HOA
• WIDE PARKING AREA
• COVERED BACK DECK
• FENCED YARD

Property features AI

Exterior

• Parking: 2-car garage (detached carport); Detached carport; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Sewer and water available; Electric service
• Home design: Manufactured home; Single story; Residential property
• Construction: HardiPlank-type siding; Pillar/post/pier foundation
• Exterior features: Deck; Fire pit; French doors; Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Electric water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Bar; Dry bar; Ceiling fan(s); Window treatments; Fireplace (other type)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (5.7% below list).
• Recommended offer: $208k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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); Jane Long (math 32% / reading 26%, grade F, #1,103 of 1,662 statewide, top 67%, 998 students, 85% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $7k 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 24 days — a 2% lower offer ($217k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,554 (5.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-14,265
• Equity at exit: $32,803

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $14,829
• Equity at exit: $19,022

Cash invested: $61,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $337

Break-even live

Break-even rent $1,648

Max offer price $220,000

Occupancy floor 79%

Sensitivity live

Price	-10% $462	-5% $400	+0% $337	+5% $275	+10% $213
Rent	-10% $173	-5% $255	+0% $337	+5% $419	+10% $501
Rate	-1.0pp $448	-0.5pp $393	base $337	+0.5pp $280	+1.0pp $222

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5822 Leonard Rd Unit 1 Bryan, TX	3.0	2.0	1250	$1,400	$1.12	15d	1	0.40mi
6922 Leonard Rd Bryan, TX	3.0	2.0	1247	$1,900	$1.52	45d	1	0.90mi
3935 John Sharp Pkwy Bryan, TX	4.0	4.0	2040	$2,400	$1.18	15d	1	1.03mi
6000 Jones Rd Bryan, TX	1.0–3.0	1.0–2.0	1001	$2,305	$2.30	15d	52	1.10mi
6021 Toby Bnd Bryan, TX	4.0	2.0	1620	$2,175	$1.34	15d	1	1.10mi
2206 Hall of Fame Ct Bryan, TX	3.0	2.0	1517	$2,150	$1.42	45d	1	1.17mi
2136 Markley Dr Bryan, TX	4.0	2.0	1648	$2,200	$1.33	22d	1	1.33mi
2136 Markley Dr Bryan, TX	4.0	2.0	1648	$2,300	$1.40	45d	1	1.33mi
1937 Viva Rd Bryan, TX	3.0	2.0	1869	$2,500	$1.34	15d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $220,000 Active 24 DOM
2. 2026-06-18
   days on market $220,000 Active 21 DOM
3. 2026-06-17
   days on market $220,000 Active 20 DOM
4. 2026-06-16
   days on market $220,000 Active 19 DOM
5. 2026-06-15
   days on market $220,000 Active 18 DOM
6. 2026-06-14
   days on market $220,000 Active 16 DOM
7. 2026-06-13
   days on market $220,000 Active 15 DOM
8. 2026-06-10
   days on market $220,000 Active 13 DOM
9. 2026-06-09
   days on market $220,000 Active 12 DOM
10. 2026-06-08
    days on market $220,000 Active 11 DOM
11. 2026-06-07
    days on market $220,000 Active 10 DOM
12. 2026-06-03
    days on market $220,000 Active 6 DOM
13. 2026-06-02
    days on market $220,000 Active 5 DOM
14. 2026-06-01
    days on market $220,000 Active 4 DOM
15. 2026-05-31
    days on market $220,000 Active 3 DOM
16. 2026-05-30
    days on market $220,000 Active 2 DOM
17. 2026-05-28
    listed $220,000 Active

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$3,343/yr (+$279/mo · 489.2%)

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

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 · 24 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: $24,906
• − Mortgage interest: −$12,323
• − Property taxes: −$683
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$6,400
• Taxable income: $415
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $3,949/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): 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

1 event — show timeline

• 2026-05-28 Listed $220,000 BCSRMLS

Property tax history

+1.2%/yr

Latest (2025): $683 · +6.8% YoY. Source: county tax records.