4409 Carter Creek Pkwy #1 · Bryan, TX 77802

$110,000

1 bd · 1.0 ba · 720 sqft · Townhouse public records · 23 Days on market

Built 1978 2,727 sqft lot Est $105k · at est. $13/mo HOA · 1% of rent

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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 +12.4/30.0
• ARV discount +5.4/15.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked within the April Court Townhomes in Bryan, Texas, this upgraded 1-bedroom, 1-bathroom townhouse offers a perfect blend of comfort and tranquility. The layout features an updated kitchen with granite countertops and new appliances. The living and dining areas provide a open and relaxing environment, featuring fresh paint and new flooring throughout. Large sliding doors in the living room provide ample natural light and an open feel. Upstairs, the loft-style bedroom includes a walk-in closet and an en-suite bathroom. April Court Townhomes is conveniently located near shopping, restaurants, and Texas A & M University. This residence offers an excellent opportunity to enjoy a peacefu

Key facts

• Walk-in closet
• New appliances
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• PRIME LOCATION

Property features AI

Finance

• Other: Community pool listed under association and property features
• HOA & community: Homeowners association with annual fee of $150 (about $12.50/month); HOA includes water, insurance, grounds and structure maintenance, and sewer; Community amenities include pool and management

Exterior

• Parking: No designated parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Underground utilities; Water available; Sewer available
• Home design: Residential townhouse; Two levels; Entry level not specified; Facing direction not specified; Subdivision: April Court Townhomes
• Construction: HardiPlank type and stucco exterior; Shingle (composition) roof; Slab foundation; Built (year not specified)
• Exterior features: Community pool; No fencing; Lot size approximately 0.0626 acres

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Granite counters
• Bedrooms: Total of 5 rooms (bedroom count not specified separately)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Granite counters; Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (8.1% below list).
• Recommended offer: $101k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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 rising (+1.8%/yr); 278 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent is only 17% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,131 (8.1% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.92% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $105,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4401 Carter Creek Pkwy #13	0.06mi	1/1.0	720 (0%)	0mo	$104,900	$146	97

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-20,101
• Equity at exit: $16,401

10-year hold

• IRR: -14.0%
• Equity multiple: 0.24×
• Total profit: $-23,522
• Equity at exit: $9,511

Cash invested: $30,800 (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 77802

• Rents YoY: 1.8%
• Active inventory: 278
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$46
• HOA: −$13
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-18

Break-even live

Break-even rent $1,034

Max offer price $106,840

Occupancy floor 97%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Summer Ct Unit 2B College Station, TX	2.0	2.0	750	$900	$1.20	43d	1	0.45mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 23 DOM
2. 2026-06-17
   days on market $110,000 Active 22 DOM
3. 2026-06-16
   days on market $110,000 Active 21 DOM
4. 2026-06-15
   days on market $110,000 Active 20 DOM
5. 2026-06-14
   days on market $110,000 Active 18 DOM
6. 2026-06-13
   days on market $110,000 Active 17 DOM
7. 2026-06-10
   days on market $110,000 Active 15 DOM
8. 2026-06-09
   days on market $110,000 Active 14 DOM
9. 2026-06-08
   days on market $110,000 Active 13 DOM
10. 2026-06-07
    days on market $110,000 Active 12 DOM
11. 2026-06-03
    days on market $110,000 Active 8 DOM
12. 2026-06-02
    days on market $110,000 Active 7 DOM
13. 2026-06-01
    days on market $110,000 Active 6 DOM
14. 2026-05-31
    days on market $110,000 Active 5 DOM
15. 2026-05-30
    days on market $110,000 Active 4 DOM
16. 2026-05-26
    listed $110,000 Active
17. 2012-09-05
    soldstatus
18. 1980-09-10
    soldstatus

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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: $12,136
• − Mortgage interest: −$6,162
• − Property taxes: −$2,174
• − Insurance: −$550
• − Repairs & maintenance: −$971
• − Management: −$971
• − HOA: −$156
• − Depreciation: −$3,200
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $277/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): 25,762
• Household income: $70,666
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1559.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 26% Two or more races 12% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15% Korean 1% Russian/Polish/Slavic 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: ▼ -148.67%
• Current HPI: 202.0858
• Rent YoY: ▲ 1.82%
• 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

3 events — show timeline

• 2026-05-26 Listed $110,000 BCSRMLS
• 2012-09-05 Sold (Public Records) — Public Records
• 1980-09-10 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,174 · +20.0% YoY. Source: county tax records.