1012 Columbus Ave · Bryan, TX 77803

$154,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 75 Days on market

Built 2002 2,648 sqft lot $135/sqft · 32% below area Est $227k · 32% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 1012 Columbus AV in BRYAN, TX, this single-family residence, constructed in 2002, presents an inviting opportunity for comfortable living. Within this dwelling, three thoughtfully designed sleeping quarters offer peaceful retreats. The structure itself, a single-family residence built in 2002, represents contemporary construction standards. This particular type of dwelling provides an environment fostering a sense of peace and comfort. This dwelling represents an opportunity to embrace a lifestyle of comfort.

Key facts

• 2,648 sq ft lot
• Garage
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $145k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+1.4%/yr); 288 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 19150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $144,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 7.8

CMA / ARV

• ARV (median comp): $226,971
• List price: $154,000
• Delta: -32.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 W 17th St	0.03mi	3/2.0	1,280 (+12%)	3mo	$179,995	$141	75
1216 W 17th St	0.21mi	3/2.0	1,198 (+5%)	17mo	$234,900	$196	66
606 Boulevard St	0.33mi	3/1.0	1,107 (-3%)	18mo	$175,000	$158	62
1505 Red Oak St	0.36mi	3/2.0	1,271 (+11%)	1mo	$240,000	$189	62
1115 Lowery St	0.08mi	3/2.0	979 (-14%)	14mo	$188,000	$192	58
5401 Bear Run	0.40mi	3/2.0	1,263 (+10%)	5mo	$320,825	$254	58
703 W 22nd St	0.52mi	3/2.0	1,203 (+5%)	12mo	$237,000	$197	55
909 N Randolph Ave	0.29mi	3/2.0	1,306 (+14%)	19mo	$253,000	$194	45

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 · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-17,495
• Equity at exit: $22,962

10-year hold

• IRR: -4.7%
• Equity multiple: 0.71×
• Total profit: $-12,317
• Equity at exit: $13,315

Cash invested: $43,120 (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 77803

• Home prices YoY: -30.1%
• Rents YoY: 1.4%
• Active inventory: 288
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$808
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $156

Break-even live

Break-even rent $1,452

Max offer price $154,000

Occupancy floor 86%

Sensitivity live

Price	-10% $243	-5% $200	+0% $156	+5% $113	+10% $69
Rent	-10% $26	-5% $91	+0% $156	+5% $221	+10% $287
Rate	-1.0pp $234	-0.5pp $195	base $156	+0.5pp $116	+1.0pp $76

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 W Martin Luther King Junior St Bryan, TX	3.0	2.0	1207	$1,650	$1.37	22d	1	0.49mi
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	45d	1	0.51mi
601 W 24th St Unit 112 Bryan, TX	2.0	2.0	1165	$1,600	$1.37	45d	1	0.64mi
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	45d	1	0.64mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	14d	1	0.91mi
2702 Montana Ave Bryan, TX	3.0	2.0	1305	$1,875	$1.44	45d	1	0.91mi
207 N Preston Ave Bryan, TX	2.0	2.0	1100	$1,650	$1.50	22d	1	1.07mi
700 S Sims Ave Bryan, TX	2.0	1.0	918	$1,150	$1.25	22d	1	1.21mi
106 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	22d	1	1.29mi
104 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	45d	1	1.30mi
514 E 30th St Unit B1 Bryan, TX	2.0	1.5	879	$875	$1.00	45d	1	1.33mi
1300 Baker Ave Bryan, TX	2.0	1.0	850	$970	$1.14	14d	1	1.35mi
2796 Buccaneer Trl Bryan, TX	3.0	2.0	1272	$1,950	$1.53	22d	1	1.35mi
1112 Baker Ave Bryan, TX	3.0	1.0	900	$1,695	$1.88	45d	1	1.38mi
702 Academy St Bryan, TX	2.0	1.5	920	$1,400	$1.52	45d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $154,000 Active 75 DOM
2. 2026-06-18
   days on market $154,000 Active 72 DOM
3. 2026-06-17
   days on market $154,000 Active 71 DOM
4. 2026-06-16
   days on market $154,000 Active 70 DOM
5. 2026-06-15
   days on market $154,000 Active 69 DOM
6. 2026-06-14
   days on market $154,000 Active 67 DOM
7. 2026-06-13
   days on market $154,000 Active 66 DOM
8. 2026-06-10
   days on market $154,000 Active 64 DOM
9. 2026-06-09
   days on market $154,000 Active 63 DOM
10. 2026-06-08
    days on market $154,000 Active 62 DOM
11. 2026-06-07
    days on market $154,000 Active 61 DOM
12. 2026-06-03
    days on market $154,000 Active 57 DOM
13. 2026-06-02
    days on market $154,000 Active 56 DOM
14. 2026-06-01
    days on market $154,000 Active 55 DOM
15. 2026-05-31
    days on market $154,000 Active 54 DOM
16. 2026-05-30
    days on market $154,000 Active 53 DOM
17. 2026-05-14
    listed $800
18. 2026-04-07
    listed $154,000 Active 525-char remark

    Show marketing remark (525 chars)

    Located at 1012 Columbus AV in BRYAN, TX, this single-family residence, constructed in 2002, presents an inviting opportunity for comfortable living. Within this dwelling, three thoughtfully designed sleeping quarters offer peaceful retreats. The structure itself, a single-family residence built in 2002, represents contemporary construction standards. This particular type of dwelling provides an environment fostering a sense of peace and comfort. This dwelling represents an opportunity to embrace a lifestyle of comfort.

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,304 · $275/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,797
• − Mortgage interest: −$8,626
• − Property taxes: −$3,304
• − Insurance: −$770
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,480
• Taxable loss: −$551
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $2,007/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): 31,525
• Household income: $52,274
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1094.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 61% Black 21% Two or more races 18% White 17%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica, Dominican Republic
• Languages at home: 52% English-only · Spanish 47%

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: ▼ -110.84%
• Current HPI: 257.2885
• Rent YoY: ▲ 1.43%
• 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

2 events — show timeline

• 2026-05-14 Listed for Rent $800 BCSRMLS
• 2026-04-07 Listed $154,000 BCSRMLS

Property tax history

+5.3%/yr

Latest (2025): $3,304 · +14.1% YoY. Source: county tax records.