10523 Berry Branch Ln · Bryan, TX 77845

$239,900

3 bd · 2.5 ba · 1,346 sqft · Townhouse · 24 Days on market

Built 2026 Good condition 2,482 sqft lot 1-car garage $178/sqft · 17% below area Est $289k · 17% under $21/mo HOA · 1% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! This two-story townhome offers a smart, efficient layout beginning with an open living room that welcomes you upon entry. To the left, a one-car garage connects to a small hallway that includes a convenient powder room. Beyond the living space is a galley-style kitchen featuring a walk-in pantry, with the staircase to the second floor located nearby. A back door sits just off the kitchen for easy outdoor access. Upstairs, you'll find three bedrooms, two full bathrooms, and a utility closet, all designed for everyday convenience.

Key facts

• Open living room
• Utility closet
• Walk in closet

Tags

• OPEN LIVING ROOM
• GALLEY STYLE KITCHEN
• WALK IN PANTRY
• EASY OUTDOOR ACCESS
• UTILITY CLOSET
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10 ($-126/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (12.0% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% 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: 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); 1718 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,191 (12.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (median comp): $289,401
• List price: $239,900
• Delta: -17.10%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10604 Knox Landing Dr	0.31mi	3/2.0	1,415 (+5%)	0mo	$268,420	$190	75
10650 Knox Landing Dr	0.38mi	3/2.0	1,415 (+5%)	4mo	$268,895	$190	68
4791 Native Tree Ln	0.16mi	3/2.0	1,548 (+15%)	4mo	$285,000	$184	63
4533 Wisenbaker Way	0.55mi	3/2.0	1,446 (+7%)	5mo	$289,900	$200	56
10632 Knox Landing Dr	0.40mi	3/2.0	1,595 (+18%)	2mo	$275,920	$173	53
4410 Albritton Ave	0.56mi	3/2.0	1,508 (+12%)	2mo	$292,900	$194	50
10652 Knox Landing Dr	0.37mi	4/2.0 (+1)	1,665 (+24%)	3mo	$288,030	$173	48
1753 Summit Crossing Ln	1.32mi	3/3.0	1,450 (+8%)	2mo	$328,000	$226	48
10631 Knox Landing Dr	0.42mi	4/2.0 (+1)	1,665 (+24%)	1mo	$283,580	$170	48
4521 Wisenbaker Way	0.55mi	3/2.0	1,508 (+12%)	6mo	$289,900	$192	47
10649 Knox Landing Dr	0.41mi	4/2.0 (+1)	1,665 (+24%)	3mo	$288,380	$173	46
1762 Lonetree Dr	1.43mi	3/3.0	1,467 (+9%)	2mo	$329,000	$224	46

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-39,221
• Equity at exit: $35,770

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-33,693
• Equity at exit: $20,742

Cash invested: $67,172 (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 77845

• Rents YoY: 3.1%
• Active inventory: 1718
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$21
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-10

Break-even live

Break-even rent $2,125

Max offer price $238,383

Occupancy floor 96%

Sensitivity live

Price	-10% $155	-5% $72	+0% $-10	+5% $-93	+10% $-176
Rent	-10% $-177	-5% $-94	+0% $-10	+5% $73	+10% $156
Rate	-1.0pp $110	-0.5pp $51	base $-10	+0.5pp $-73	+1.0pp $-136

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4760 Holm Oak Rd College Station, TX	3.0	2.0	1448	$1,980	$1.37	6d	1	0.07mi
4777 Native Tree Ln Bryan, TX	3.0	2.5	1652	$2,200	$1.33	6d	1	0.09mi
10633 Burgundy Berry Way College Station, TX	3.0	2.0	1349	$1,900	$1.41	6d	1	0.12mi
10618 Burgundy Berry Way College Station, TX	3.0	2.0	1509	$2,200	$1.46	6d	1	0.18mi
10652 Knox Landing Dr College Station, TX	4.0	2.0	1665	$2,000	$1.20	0d	1	0.35mi
1720 Summit Crossing Ln College Station, TX	1.0–3.0	1.0–2.0	983	$2,205	$2.24	0d	24	1.15mi
1710 Lonetree Dr College Station, TX	3.0	2.0	1599	$1,900	$1.19	6d	1	1.32mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	117d	1	1.39mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	117d	1	1.40mi
3819 Black Hawk Ln Unit 1328095P College Station, TX	2.0	2.0	1162	$4,264	$3.67	109d	1	1.43mi
3806 Blackhawk Ln College Station, TX	3.0	3.0	1309	$1,500	$1.15	6d	1	1.43mi

Property features AI

Finance

• Financial info: List price $235,900

Exterior

• Parking: 1-car garage1 total parking space
• Home design: Single-family propertyActive listing
• Exterior features: Living area approximately 1,346

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec-built home (The 1340 plan)

Listing history 50 events

1. 2026-09-24
   days on market $239,900 Active 24 DOM
2. 2026-09-24
   days on market $239,900 Active 23 DOM
3. 2026-09-22
   days on market $239,900 Active 22 DOM
4. 2026-09-21
   days on market $239,900 Active 21 DOM
5. 2026-09-20
   days on market $239,900 Active 20 DOM
6. 2026-09-18
   days on market $239,900 Active 18 DOM
7. 2026-09-17
   days on market $239,900 Active 17 DOM
8. 2026-09-16
   days on market $239,900 Active 16 DOM
9. 2026-09-15
   days on market $239,900 Active 15 DOM
10. 2026-09-14
    days on market $239,900 Active 14 DOM
11. 2026-09-13
    days on market $239,900 Active 13 DOM
12. 2026-09-12
    days on market $239,900 Active 12 DOM
13. 2026-09-11
    days on market $239,900 Active 11 DOM
14. 2026-09-05
    days on market $239,900 Active 5 DOM
15. 2026-09-04
    price $239,900 Active 4 DOM
16. 2026-09-04
    days on market $237,900 Active 4 DOM
17. 2026-09-03
    days on market $237,900 Active 3 DOM
18. 2026-08-31
    days on marketlisting id $237,900 Active 1 DOM
19. 2026-08-30
    days on market $237,900 Active 100 DOM
20. 2026-08-29
    days on market $237,900 Active 99 DOM
21. 2026-08-28
    days on market $237,900 Active 98 DOM
22. 2026-08-27
    days on market $237,900 Active 97 DOM
23. 2026-08-26
    days on market $237,900 Active 96 DOM
24. 2026-08-25
    days on market $237,900 Active 95 DOM
25. 2026-08-24
    days on market $237,900 Active 94 DOM
26. 2026-08-23
    days on market $237,900 Active 93 DOM
27. 2026-08-22
    days on market $237,900 Active 92 DOM
28. 2026-08-21
    days on market $237,900 Active 91 DOM
29. 2026-08-20
    days on market $237,900 Active 90 DOM
30. 2026-08-19
    days on market $237,900 Active 89 DOM
31. 2026-08-18
    days on market $237,900 Active 88 DOM
32. 2026-08-17
    days on market $237,900 Active 87 DOM
33. 2026-08-16
    days on market $237,900 Active 86 DOM
34. 2026-08-15
    days on market $237,900 Active 85 DOM
35. 2026-08-14
    days on market $237,900 Active 84 DOM
36. 2026-08-13
    days on market $237,900 Active 83 DOM
37. 2026-08-12
    days on market $237,900 Active 82 DOM
38. 2026-08-11
    days on market $237,900 Active 81 DOM
39. 2026-08-10
    days on market $237,900 Active 80 DOM
40. 2026-08-09
    days on market $237,900 Active 79 DOM
41. 2026-08-08
    days on market $237,900 Active 78 DOM
42. 2026-08-07
    days on market $237,900 Active 77 DOM
43. 2026-08-06
    days on market $237,900 Active 76 DOM
44. 2026-08-05
    days on market $237,900 Active 75 DOM
45. 2026-08-04
    days on market $237,900 Active 74 DOM
46. 2026-08-03
    days on market $237,900 Active 73 DOM
47. 2026-07-31
    days on market $237,900 Active 70 DOM
48. 2026-07-29
    days on market $237,900 Active 68 DOM
49. 2026-07-27
    days on market $237,900 Active 66 DOM
50. 2026-07-25
    days on market $237,900 Active 64 DOM

ⓘ 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: $25,343
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$252
• − Depreciation: −$6,979
• Taxable loss: −$4,179
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $877/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $6,730–$20,190 screening

This two-story townhome is in good condition with a good exterior and interior. A fresh coat of paint and a new light fixture would significantly enhance its curb appeal and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Rental Replace light fixture — Improves aesthetics and functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• Census place: Bryan, TX
• 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

---

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 (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%

---

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

---

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

Property features AI

Finance

• Financial info: List price $235,900

Exterior

• Parking: 1-car garage1 total parking space
• Home design: Single-family propertyActive listing
• Exterior features: Living area approximately 1,346

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec-built home (The 1340 plan)