5006 Acadia Loop · Bryan, TX 77845

$403,900

4 bd · 3.0 ba · 2,103 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition 7,210 sqft lot $192/sqft · 7% below area Est $433k · 7% under $50/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 +11.2/30.0
• ARV discount +10.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 4 bedroom, 3 bath home is exactly what you've been looking for. Featuring a secondary bedroom suite, it's the perfect home for a multi-generational family, those looking for a private space for guests, or added privacy for one of your children. With walk-in closets in every bedroom and dual walk-in closets in the primary, you won't run out of storage space. Walk into your open concept living area, where you'll have more than enough room to cuddle up or host all of your friends and family.

Key facts

• Volume ceilings
• Luxury flooring
• Open living area

Tags

• OPEN LIVING AREA
• KITCHEN GRANITE-TOPPED ISLAND
• DINING AREA WINDOW
• LARGE WALK-IN CLOSETS
• LUXURY FLOORING
• VOLUME CEILINGS

Property features AI

Finance

• Other: Thermostat energy efficiency feature; Ventilation for improved indoor air quality; Oakmont subdivision
• HOA & community: Homeowners association with management; HOA fee $600 annually (approx. $50/month)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer; Natural gas available; Electric service available
• Home design: Single family residence; One story; Built by Stylecraft
• Construction: Slab foundation
• Exterior features: Privacy wood fencing; Composition shingle roof

Interior

• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Ceiling fan(s); Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $404k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $382k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (15.8% below list).
• Recommended offer: $340k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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); 1179 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $3,402/mo this rent would consume 46% of the median local household income ($89k/yr) (locally 3329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $340,236 (15.8% 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. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $432,517
• List price: $403,900
• Delta: -6.62%
• 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
4302 Appalachian Trl	0.27mi	4/2.0	2,031 (-3%)	2mo	$405,000	$199	76
4111 Corvallis Ct	0.36mi	4/3.0	2,143 (+2%)	7mo	$412,000	$192	74
4250 Appalachian Trl	0.27mi	4/3.0	2,236 (+6%)	5mo	$498,500	$223	73
4261 Harding Way	0.35mi	4/2.0	2,024 (-4%)	2mo	$398,500	$197	72
5022 Toscana Loop	0.25mi	4/3.0	2,290 (+9%)	3mo	$499,900	$218	71
5020 Toscana Loop	0.26mi	3/3.0 (-1)	1,943 (-8%)	3mo	$439,900	$226	68
4012 Park Hurst	0.61mi	4/2.0	2,063 (-2%)	3mo	$389,000	$189	62
4724 Hunington Dr	0.64mi	4/2.5	2,124 (+1%)	12mo	$389,999	$184	57
4103 Hennepin Ct	0.49mi	3/2.5 (-1)	2,212 (+5%)	9mo	$475,000	$215	54
5403 Bloomsbury	0.74mi	4/2.0	2,032 (-3%)	3mo	$450,000	$221	53
5014 Greyrock Dr	0.43mi	4/2.5	2,292 (+9%)	21mo	$445,000	$194	45
5131 Maroon Creek Dr	0.29mi	3/2.0 (-1)	1,858 (-12%)	21mo	$370,000	$199	41

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-74,691
• Equity at exit: $60,223

10-year hold

• IRR: -11.0%
• Equity multiple: 0.33×
• Total profit: $-75,454
• Equity at exit: $34,922

Cash invested: $113,092 (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: 1179
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,402 high
• Mortgage (P&I): −$2,118
• Tax est. 1.5%: −$505 /mo · $6,058/yr
• Insurance: −$168
• HOA: −$50
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-153

Break-even live

Break-even rent $3,597

Max offer price $381,703

Occupancy floor 100%

Sensitivity live

Price	-10% $126	-5% $-14	+0% $-153	+5% $-293	+10% $-433
Rent	-10% $-422	-5% $-288	+0% $-153	+5% $-19	+10% $115
Rate	-1.0pp $50	-0.5pp $-51	base $-153	+0.5pp $-258	+1.0pp $-365

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: $100,975
• Closing costs: $12,117
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5040 Mooney Falls Dr Unit 1328058P Bryan, TX	3.0	2.0	1840	$5,551	$3.02	15d	1	0.22mi
4150 Pendleton Dr Bryan, TX	1.0–3.0	1.0–3.0	1061	$1,955	$1.84	15d	28	0.24mi
5041 Mooney Falls Dr Bryan, TX	3.0	2.0	1814	$2,400	$1.32	45d	1	0.25mi
1762 Dakota Ln Unit 1328094P College Station, TX	3.0	3.0	1506	$2,852	$1.89	23d	1	0.81mi
1761 Dakota Ln College Station, TX	3.0	2.5	1598	$2,250	$1.41	23d	1	0.82mi
2126 Crescent Pointe Pkwy College Station, TX	4.0	4.5	1864	$650	$0.35	45d	1	0.99mi
1416 Crescent Ridge Dr Unit 1328076P College Station, TX	4.0	3.0	1980	$7,187	$3.63	23d	1	1.01mi
3508 Broad Oak Cir Bryan, TX	3.0	2.0	1745	$2,400	$1.38	45d	1	1.24mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-21
   days on market $403,900 Active 12 DOM
2. 2026-06-18
   days on market $403,900 Active 9 DOM
3. 2026-06-17
   days on market $403,900 Active 8 DOM
4. 2026-06-16
   days on market $403,900 Active 7 DOM
5. 2026-06-15
   days on market $403,900 Active 6 DOM
6. 2026-06-14
   days on market $403,900 Active 4 DOM
7. 2026-06-13
   days on market $403,900 Active 3 DOM
8. 2026-06-10
   days on marketlisting id $403,900 Active 1 DOM
9. 2026-06-09
   days on market $403,900 Active 60 DOM
10. 2026-06-08
    days on market $403,900 Active 59 DOM
11. 2026-06-07
    days on market $403,900 Active 58 DOM
12. 2026-06-03
    days on market $403,900 Active 54 DOM
13. 2026-06-02
    days on market $403,900 Active 53 DOM
14. 2026-06-01
    days on market $403,900 Active 52 DOM
15. 2026-05-31
    days on market $403,900 Active 51 DOM
16. 2026-05-30
    days on market $403,900 Active 50 DOM
17. 2026-04-10
    listed $403,900 Active 655-char remark

    Show marketing remark (655 chars)

    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 4 bedroom, 3 bath home is exactly what you've been looking for. Featuring a secondary bedroom suite, it's the perfect home for a multi-generational family, those looking for a private space for guests, or added privacy for one of your children. With walk-in closets in every bedroom and dual walk-in closets in the primary, you won't run out of storage space. Walk into your open concept living area, where you'll have more than enough room to cuddle up or host all of your friends and family.

ⓘ 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 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 · 22 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: $40,828
• − Mortgage interest: −$22,625
• − Property taxes: −$6,058
• − Insurance: −$2,020
• − Repairs & maintenance: −$3,266
• − Management: −$3,266
• − HOA: −$600
• − Depreciation: −$11,750
• Taxable loss: −$8,757
• Est. tax savings @ 24.0%: +$2,102
• After-tax cash flow: $261/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 · 1 photo

Good 80/100 Cosmetic rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New window treatments — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ 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): 76,764
• Household income: $88,851
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 3329.0

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 (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

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $403,900 BCSRMLS
• 2026-04-10 Listed $403,900 Zillow