1107 Verde Dr #8 · Bryan, TX 77801

$79,500

2 bd · 2.0 ba · 773 sqft · Condo public records · 69 Days on market

Built 1983 $103/sqft · 12% above area Est $71k · 12% over $115/mo HOA · 11% of rent

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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 +22.1/30.0
• 1% rule +7.9/10.0
• DSCR +7.1/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located! This condo is close to shopping centers, parks schools and more. Its location makes daily routines effortless and accommodating being near Harvey Mitchell Parkway where you can easily commute to College Station. This cozy condo has a fireplace and a floor plan that creates a comfortable environment. Don't miss out on this one. Call to schedule your tour today!

Key facts

• Close to parks
• Close to schools
• Fireplace

Tags

• CLOSE TO SHOPPING CENTERS
• CLOSE TO PARKS
• CLOSE TO SCHOOLS
• NEAR HARVEY MITCHELL PARKWAY
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 flat; 122 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 31% of the median local income ($40k/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 $550 of loan paydown is wiped out by about $2k 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 69 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 6.5

CMA / ARV

• ARV (median comp): $71,294
• List price: $79,500
• Delta: 11.51%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-6,682
• Equity at exit: $11,854

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-2,956
• Equity at exit: $6,874

Cash invested: $22,260 (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 77801

• Home prices YoY: -16.8%
• Rents YoY: 1.0%
• Active inventory: 122
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$417
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$33
• HOA: −$115
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $128

Break-even live

Break-even rent $863

Max offer price $79,500

Occupancy floor 83%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Verde Dr #35 Bryan, TX	1.0	1.0	585	$695	$1.19	43d	1	0.02mi
1100 Verde Dr Unit 1100D Bryan, TX	2.0	1.0	925	$850	$0.92	43d	1	0.07mi
2706 Evergreen Cir Unit C Bryan, TX	2.0	1.0	789	$750	$0.95	43d	1	0.30mi
2808 Cypress Bend Cir Unit C Bryan, TX	2.0	1.0	789	$900	$1.14	43d	1	0.32mi
2704 Poplar Cir Bryan, TX	2.0	1.0	789	$1,000	$1.27	21d	1	0.35mi
2701 Poplar Cir Bryan, TX	2.0	1.0	789	$800	$1.01	43d	1	0.39mi
3150 Finfeather Rd Bryan, TX	1.0–2.0	1.0–2.0	917	$1,490	$1.62	13d	9	0.40mi
1250 Croft Ln Unit 214 Bryan, TX	3.0	2.0	1043	$1,300	$1.25	43d	1	0.41mi
1250 Croft Ln Unit 113 Bryan, TX	2.0	1.0	829	$1,150	$1.39	43d	1	0.41mi
2008 Monito Way Unit B Bryan, TX	2.0	1.0	687	$900	$1.31	43d	1	0.58mi
807 Frio Cir Bryan, TX	2.0	1.0	872	$975	$1.12	13d	1	0.60mi
802 Frio Cir Bryan, TX	2.0	1.0	900	$1,275	$1.42	44d	1	0.61mi
2403 Toro Ln Unit C Bryan, TX	2.0	1.0	688	$900	$1.31	43d	1	0.62mi
2406 Toro Ln Unit D Bryan, TX	2.0	1.0	918	$975	$1.06	13d	1	0.65mi
704 Yegua St Bryan, TX	1.0–2.0	1.0	544	$950	$1.75	21d	4	0.74mi
1114 Cottage Grove Cir Bryan, TX	3.0	2.0	1061	$1,750	$1.65	43d	1	0.79mi
852 N Harvey Mitchell Pkwy Bryan, TX	1.0–2.0	1.0–2.0	857	$1,555	$1.81	13d	1	0.84mi
3105 Leonard Rd Bryan, TX	1.0–2.0	1.0–2.0	857	$1,555	$1.81	13d	1	0.95mi
204 Lynn Dr Bryan, TX	2.0	1.0	561	$760	$1.35	43d	1	1.02mi
1907 Orman St Bryan, TX	3.0	1.0	804	$1,500	$1.87	21d	1	1.02mi
1906 Finfeather Rd Bryan, TX	2.0	1.0	634	$850	$1.34	43d	1	1.05mi
1906 Finfeather Rd Unit D Bryan, TX	2.0	1.0	634	$850	$1.34	13d	1	1.05mi
1904 Finfeather Rd Bryan, TX	2.0	1.0	635	$850	$1.34	21d	1	1.06mi
138 Watson St Bryan, TX	3.0	1.0	1104	$1,200	$1.09	21d	1	1.08mi
1900 Finfeather Rd Bryan, TX	2.0	1.0	634	$850	$1.34	13d	1	1.09mi
1900 Finfeather Rd Unit A Bryan, TX	2.0	1.0	635	$850	$1.34	43d	1	1.09mi
3300 S College Ave Unit D10 Bryan, TX	2.0	1.0	840	$800	$0.95	13d	1	1.12mi
2707 Cliff St Bryan, TX	2.0	1.0	940	$1,200	$1.28	43d	1	1.14mi
3921 Olive St Unit B Bryan, TX	2.0	1.5	983	$1,200	$1.22	43d	1	1.19mi
200 Rebecca St Bryan, TX	2.0	1.0–2.0	950	$830	$0.87	13d	8	1.25mi
3914 Old College Rd Bryan, TX	1.0	1.0	700	$800	$1.14	21d	1	1.27mi
309 Mobile Ave Unit 5 Bryan, TX	1.0	1.0	717	$1,300	$1.81	21d	1	1.27mi
1710 Echols St Unit 3 Bryan, TX	2.0	2.0	885	$925	$1.05	21d	1	1.36mi
411 Sulphur Springs Rd Bryan, TX	2.0	1.0	936	$900	$0.96	43d	1	1.40mi
415 Sulphur Springs Rd Bryan, TX	2.0	1.0	936	$950	$1.01	43d	1	1.41mi
3802 College Main St #5 Bryan, TX	2.0	1.0	1092	$875	$0.80	21d	1	1.42mi
510 Avondale Ave Unit 14 Bryan, TX	2.0	1.0	735	$800	$1.09	21d	1	1.50mi
510 Avondale Ave Bryan, TX	2.0	1.0	735	$810	$1.10	43d	1	1.50mi

HOA detail condo

• Monthly dues: $115 · $1,380/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $79,500 Active 69 DOM
2. 2026-06-17
   days on market $79,500 Active 68 DOM
3. 2026-06-16
   days on market $79,500 Active 67 DOM
4. 2026-06-15
   days on market $79,500 Active 66 DOM
5. 2026-06-14
   days on market $79,500 Active 64 DOM
6. 2026-06-13
   days on market $79,500 Active 63 DOM
7. 2026-06-10
   days on market $79,500 Active 61 DOM
8. 2026-06-09
   days on market $79,500 Active 60 DOM
9. 2026-06-08
   days on market $79,500 Active 59 DOM
10. 2026-06-07
    days on market $79,500 Active 58 DOM
11. 2026-06-03
    days on market $79,500 Active 54 DOM
12. 2026-06-02
    days on market $79,500 Active 53 DOM
13. 2026-06-01
    days on market $79,500 Active 52 DOM
14. 2026-05-31
    days on market $79,500 Active 51 DOM
15. 2026-05-30
    days on market $79,500 Active 50 DOM
16. 2026-04-11
    listed $79,500 Active 384-char remark

    Show marketing remark (384 chars)

    Conveniently located! This condo is close to shopping centers, parks schools and more. Its location makes daily routines effortless and accommodating being near Harvey Mitchell Parkway where you can easily commute to College Station. This cozy condo has a fireplace and a floor plan that creates a comfortable environment. Don't miss out on this one. Call to schedule your tour today!

17. 2024-08-05
    historical $675
18. 2024-07-11
    listed $675
19. 2024-06-03
    historical $675
20. 2024-03-09
    listed $675
21. 2023-05-02
    soldstatus Closed
22. 2023-05-02
    soldstatus
23. 2023-04-10
    status Pending
24. 2023-04-07
    historical Active Under Contract
25. 2022-12-19
    listed $78,500 Active
26. 2017-05-12
    listed $49,500

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$58/yr (+$5/mo · 4.1%)

ⓘ 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: $12,291
• − Mortgage interest: −$4,453
• − Property taxes: −$1,397
• − Insurance: −$398
• − Repairs & maintenance: −$983
• − Management: −$983
• − HOA: −$1,380
• − Depreciation: −$2,313
• Taxable income: $384
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $1,440/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): 15,461
• Household income: $39,846
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 1465.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 34% Black 17% Two or more races 13% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -54.39%
• Current HPI: 269.7483
• Rent YoY: ▲ 0.99%
• 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

+60.6% since first listed

11 events — show timeline

• 2026-04-11 Listed $79,500 BCSRMLS
• 2024-08-05 Rental Removed $675 BCSRMLS
• 2024-07-11 Listed for Rent $675 BCSRMLS
• 2024-06-03 Rental Removed $675 BCSRMLS
• 2024-03-09 Listed for Rent $675 BCSRMLS
• 2023-05-02 Sold (Public Records) — Public Records
• 2023-05-02 Sold (MLS) — BCSRMLS
• 2023-04-10 Pending — BCSRMLS
• 2023-04-07 Contingent — BCSRMLS
• 2022-12-19 Listed $78,500 BCSRMLS
• 2017-05-12 Listed $49,500 BCSRMLS

Property tax history

+8.2%/yr

Latest (2025): $1,397 · -15.9% YoY. Source: county tax records.