1214 Lowery St · Bryan, TX 77803

$28,000

2 bd · 2.0 ba · 880 sqft · SingleFamily · 143 Days on market

Built 1979 Fair condition 1,651 sqft lot $32/sqft · 80% below area ↓ 12% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just minutes from Downtown Bryan, this lot is ready for a new beginning. Zoned RD-5, allowing for the construction of a single-family home within setbacks, as illustrated in the example photos. Buyer to perform their own due diligence to verify zoning, permitted uses, and building requirements.

Key facts

• Zoned rd-5
• 1,651 sq ft lot
• Built 1979

Tags

• MINUTES FROM DOWNTOWN BRYAN
• ZONED RD-5

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $28k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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: 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 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $194 of loan paydown is wiped out by about $840 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 + 1.4% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Recommended offer $24,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 4.51% ✓
• Cap rate: 40.74%
• Cash-on-cash: 123.04%
• DSCR: 6.47
• GRM: 1.8

CMA / ARV

• ARV (median comp): $143,225
• List price: $28,000
• Delta: -80.45%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Lowery St	0.07mi	3/2.0 (+1)	940 (+7%)	15mo	$185,000	$197	68
1115 Lowery St	0.06mi	3/2.0 (+1)	979 (+11%)	14mo	$188,000	$192	62

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: —
• Equity multiple: 6.70×
• Total profit: $44,717
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 13.39×
• Total profit: $97,135
• Equity at exit: $2,421

Cash invested: $7,840 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $804

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 31%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	43d	1	0.77mi
501 N Main St Unit 407 Bryan, TX	1.0	1.0	707	$1,300	$1.84	13d	1	0.85mi
501 N Main St Unit 409 Bryan, TX	1.0	1.0	721	$1,350	$1.87	43d	1	0.85mi
501 N Main St Unit 203 Bryan, TX	1.0	1.0	708	$1,300	$1.84	43d	1	0.85mi
401 N Main St Unit 306 Bryan, TX	1.0	1.0	640	$1,000	$1.56	43d	1	0.89mi
206 N Main St Bryan, TX	1.0	1.0	597	$1,125	$1.88	21d	1	0.95mi
207 N Preston Ave Bryan, TX	2.0	2.0	1100	$1,650	$1.50	21d	1	1.21mi
603 S Sims Ave Unit 113 Bryan, TX	1.0	1.0	650	$1,250	$1.92	43d	1	1.24mi
400 Robertson St Bryan, TX	1.0	1.0	576	$725	$1.26	43d	1	1.30mi
700 S Sims Ave Bryan, TX	2.0	1.0	918	$1,150	$1.25	21d	1	1.30mi
101 W 33rd St Unit 103 Bryan, TX	1.0	1.0	615	$1,250	$2.03	21d	1	1.41mi
1014 E 23rd St Bryan, TX	1.0	1.0	700	$850	$1.21	43d	1	1.45mi
514 E 30th St Unit B1 Bryan, TX	2.0	1.5	879	$875	$1.00	44d	1	1.46mi
1300 Baker Ave Bryan, TX	2.0	1.0	850	$970	$1.14	13d	1	1.47mi
1112 Baker Ave Bryan, TX	3.0	1.0	900	$1,695	$1.88	43d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $28,000 Active 143 DOM
2. 2026-06-17
   days on market $28,000 Active 142 DOM
3. 2026-06-16
   days on market $28,000 Active 141 DOM
4. 2026-06-15
   days on market $28,000 Active 140 DOM
5. 2026-06-14
   days on market $28,000 Active 138 DOM
6. 2026-06-13
   days on market $28,000 Active 137 DOM
7. 2026-06-10
   days on market $28,000 Active 135 DOM
8. 2026-06-09
   days on market $28,000 Active 134 DOM
9. 2026-06-08
   days on market $28,000 Active 133 DOM
10. 2026-06-07
    days on market $28,000 Active 132 DOM
11. 2026-06-03
    days on market $28,000 Active 128 DOM
12. 2026-06-02
    days on market $28,000 Active 127 DOM
13. 2026-06-01
    days on market $28,000 Active 126 DOM
14. 2026-05-31
    days on market $28,000 Active 125 DOM
15. 2026-05-30
    days on market $28,000 Active 124 DOM
16. 2026-04-08
    price $28,000 303-char remark

    Show marketing remark (303 chars)

    Located just minutes from Downtown Bryan, this lot is ready for a new beginning. Zoned RD-5, allowing for the construction of a single-family home within setbacks, as illustrated in the example photos. Buyer to perform their own due diligence to verify zoning, permitted uses, and building requirements.

17. 2026-01-27
    listed $32,000 Active 303-char remark

    Show marketing remark (303 chars)

    Located just minutes from Downtown Bryan, this lot is ready for a new beginning. Zoned RD-5, allowing for the construction of a single-family home within setbacks, as illustrated in the example photos. Buyer to perform their own due diligence to verify zoning, permitted uses, and building requirements.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,150
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$815
• Taxable income: $9,783
• Est. tax owed @ 24.0%: −$2,348
• After-tax cash flow: $7,298/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 · 6 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its curb appeal and increase its value. Exterior repairs and updates are necessary to enhance its overall condition.

Repairs flagged

• Major exterior siding — Severe weathering
• Major exterior paint — Peeling paint
• Major flooring — Dirtied and worn

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace flooring — Improves living space and value
• Both repair and paint exterior siding — Restores home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering	Major	$15,000–50,000
exterior paint · Peeling paint	Major	$15,000–50,000
flooring · Dirtied and worn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace flooring — Improves living space and value ↑
• Both repair and paint exterior siding — Restores home's appearance and value ↑

ⓘ 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): 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

-12.5% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $28,000 BCSRMLS
• 2026-01-27 Listed $32,000 BCSRMLS