1506 E 28th St · Bryan, TX 77802

$84,410

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 32 Days on market

Built 1952 7,466 sqft lot $48/sqft · 65% below area ↓ 32% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY!! Calling all Investors. Located couple of blocks from Blinn College and just 3 miles from Texas A & M University, 2025 county appraised value is at 265,686. This is a fire damaged property, the structure and the roof trusses are in good condition. Offers a unique opportunity for those with a vision and a passion for transformation. Sold as-is, this property is a blank canvas waiting for your personal touch and creative flair. Whether you're an experienced renovator or a first-time homebuyer with a dream, this is your chance to make this house a home. Embrace the challenge, and watch your investment grow! Do not call listing office, please call listing agent for ap

Key facts

• 7,466 sq ft lot
• Built 1952
• Listed 31 days

Tags

• STRUCTURE IN GOOD CONDITION
• ROOF TRUSSES IN GOOD CONDITION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1952; Single-level entry (first floor living areas indicated)
• Construction: Vinyl siding and wood siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Lot approximately 0.1714 acres (about 7,466 sq ft); Lot features: Other

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 15x15); Bedroom on the first floor (approx. 12x12); Bedroom on the first floor (approx. 10x10); Bedroom on the first floor (approx. 10x10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: Stephen F Austin (math 25% / reading 36%, grade F, #1,036 of 1,662 statewide, top 63%, 1,206 students, 76% FRL).
• Market conditions: Rents rising (+1.8%/yr); 278 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $584 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $81,877 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.08% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.67%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $255,489
• List price: $84,410
• Delta: -66.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1506 E 28th St	0.00mi	4/2.0 (+1)	1,850 (+6%)	0mo	$84,410	$46	85
1317 Garden Ln	0.46mi	3/2.0	1,716 (-2%)	2mo	$299,900	$175	74
709 S Coulter Dr	0.43mi	3/2.0	1,600 (-8%)	8mo	$250,000	$156	60
406 Leslie Dr	0.55mi	3/2.0	1,574 (-10%)	15mo	$229,900	$146	45
1908 Carter Creek Pkwy	0.61mi	4/3.0 (+1)	1,978 (+13%)	13mo	$425,000	$215	30

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: 35.8%
• Equity multiple: 2.49×
• Total profit: $35,309
• Equity at exit: $12,586

10-year hold

• IRR: 41.9%
• Equity multiple: 4.74×
• Total profit: $88,307
• Equity at exit: $7,298

Cash invested: $23,635 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,266/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $801

Break-even live

Break-even rent $738

Max offer price $84,410

Occupancy floor 49%

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: $21,102
• Closing costs: $2,532
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	13d	1	0.20mi
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	43d	1	0.20mi
1512 Hollowhill Dr Bryan, TX	1.0–4.0	1.0–2.0	905	$1,322	$1.46	13d	10	0.26mi
1815 Gettysburg Ln Unit 1328085P Bryan, TX	3.0	2.0	1603	$3,721	$2.32	20d	1	0.28mi
1318 Antone St Bryan, TX	2.0	1.0	1132	$900	$0.80	43d	1	0.42mi
1316 Antone St Unit B Bryan, TX	2.0	1.0	1132	$850	$0.75	43d	1	0.42mi
807 S Coulter Dr Bryan, TX	4.0	3.0	2154	$2,250	$1.04	43d	1	0.49mi
611 S Ennis St Apt 37 Bryan, TX	2.0	1.5	1052	$995	$0.95	43d	1	0.51mi
814 E 28th St Bryan, TX	2.0	2.0	1777	$1,550	$0.87	43d	1	0.60mi
2812 Village Dr Bryan, TX	2.0	2.0	1244	$1,400	$1.13	43d	1	0.89mi
3130 E Villa Maria Rd Bryan, TX	1.0–3.0	1.0	810	$1,169	$1.44	13d	10	0.92mi
207 N Preston Ave Bryan, TX	2.0	2.0	1100	$1,650	$1.50	20d	1	0.93mi
104 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	43d	1	0.97mi
106 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	20d	1	0.97mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	13d	1	0.98mi
1326 Prairie Dr Bryan, TX	2.0–3.0	2.0–3.0	1167	$1,745	$1.50	20d	1	0.99mi
200 Rebecca St Bryan, TX	2.0	1.0–2.0	950	$830	$0.87	13d	8	1.10mi
509 E Pruitt St Bryan, TX	4.0	4.0	2052	$2,200	$1.07	13d	1	1.14mi
1621 Enloe Ct Bryan, TX	3.0	2.0	1158	$1,525	$1.32	20d	1	1.20mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	13d	1	1.32mi
1409 Broadmoor Dr Bryan, TX	4.0	2.0	1141	$2,000	$1.75	13d	1	1.33mi
601 W 24th St Unit 112 Bryan, TX	2.0	2.0	1165	$1,600	$1.37	43d	1	1.46mi
2702 Apple Creek Cir Bryan, TX	4.0	3.0	2198	$2,800	$1.27	13d	1	1.47mi
908 Water Locust Dr Bryan, TX	3.0	3.0	1658	$1,800	$1.09	13d	1	1.49mi
2902 Chaparral Cir Bryan, TX	4.0	3.0	2181	$3,000	$1.38	20d	1	1.50mi

Listing history 33 events

1. 2026-06-15
   days on market $84,410 Active 32 DOM
2. 2026-06-14
   days on market $84,410 Active 30 DOM
3. 2026-06-13
   days on market $84,410 Active 29 DOM
4. 2026-06-10
   days on market $84,410 Active 27 DOM
5. 2026-06-09
   days on market $84,410 Active 26 DOM
6. 2026-06-08
   days on market $84,410 Active 25 DOM
7. 2026-06-07
   days on market $84,410 Active 24 DOM
8. 2026-06-03
   days on market $84,410 Active 20 DOM
9. 2026-06-02
   days on market $84,410 Active 19 DOM
10. 2026-06-01
    days on market $84,410 Active 18 DOM
11. 2026-05-31
    days on market $84,410 Active 17 DOM
12. 2026-05-30
    days on market $84,410 Active 16 DOM
13. 2026-05-14
    listed $84,410 Active 708-char remark
14. 2025-10-30
    historical
15. 2025-10-06
    price $235,000
16. 2025-10-06
    price $235,000
17. 2025-09-29
    price $239,900
18. 2025-09-29
    price $239,900
19. 2025-09-12
    listed $249,900 Active
20. 2025-09-04
    listed $249,900 Active
21. 2023-03-13
    soldstatus
22. 2023-03-10
    soldstatus Closed
23. 2023-01-26
    status Pending
24. 2023-01-25
    historical Active Under Contract
25. 2023-01-21
    listed $216,000 Active
26. 2019-12-26
    soldstatus
27. 2019-12-20
    soldstatus
28. 2019-05-27
    listed $158,500
29. 2013-12-04
    soldstatus
30. 2013-12-03
    soldstatus
31. 2013-10-14
    listed $125,000
32. 2008-10-23
    soldstatus
33. 2007-05-23
    soldstatus

ⓘ 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 1/10 Low
• 🌡 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: $21,028
• − Mortgage interest: −$4,728
• − Property taxes: −$1,266
• − Insurance: −$422
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$2,456
• Taxable income: $8,792
• Est. tax owed @ 24.0%: −$2,110
• After-tax cash flow: $7,502/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

-32.5% since first listed

24 events — show timeline

• 2026-06-15 Pending — HARMLS
• 2026-06-15 Sold (MLS) — HARMLS
• 2026-05-14 Sold (Public Records) — Public Records
• 2026-05-14 Listed $84,410 HARMLS
• 2025-10-30 Listing Removed — HARMLS
• 2025-10-06 Price Changed $235,000 BCSRMLS
• 2025-10-06 Price Changed $235,000 HARMLS
• 2025-09-29 Price Changed $239,900 BCSRMLS
• 2025-09-29 Price Changed $239,900 HARMLS
• 2025-09-12 Listed $249,900 HARMLS
• 2025-09-04 Listed $249,900 BCSRMLS
• 2023-03-13 Sold (Public Records) — Public Records
• 2023-03-10 Sold (MLS) — BCSRMLS
• 2023-01-26 Pending — BCSRMLS
• 2023-01-25 Contingent — BCSRMLS
• 2023-01-21 Listed $216,000 BCSRMLS
• 2019-12-26 Sold (Public Records) — Public Records
• 2019-12-20 Sold (MLS) — BCSRMLS
• 2019-05-27 Listed $158,500 BCSRMLS
• 2013-12-04 Sold (Public Records) — Public Records
• 2013-12-03 Sold (MLS) — BCSRMLS
• 2013-10-14 Listed $125,000 BCSRMLS
• 2008-10-23 Sold (Public Records) — Public Records
• 2007-05-23 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $5,071 · +10.0% YoY. Source: county tax records.