806 Walnut St · Bryan, TX 77803

$175,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 125 Days on market

Built 1950 5,749 sqft lot $178/sqft · 7% below area Est $227k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 3-bedroom, 2-bath home in Bryan, TX under $200,000, offering modern updates & added square footage. Located at 806 Walnut Street, this 1950-built home has been thoughtfully expanded from its original 2/1 layout to provide improved functionality & flow. Inside, you’ll find approximately 1,190 square feet w/ a separate living area, dedicated dining space, & a fully renovated kitchen featuring quartz countertops, a gas range, a built-in dishwasher, & updated cabinetry. The addition of a third bedroom & second full bathroom enhances everyday comfort & flexibility for guests, work-from-home needs, or multi-use living. Major improvements include a new roof, offering peace of mind for the next owner. The home sits on a 5,750 sq ft lot w/ a manageable yard & no HOA. Out back, an updated storage shed w/ laminate flooring, drywall, & fresh interior & exterior paint provides excellent bonus space for hobbies, a workshop, or a private office setup. Conveniently located near downtown Bryan, shopping, dining, & major routes. Expanded from its original layout, this home offers hard-to-find updates & added square footage at a price point rarely seen in Bryan.

Key facts

• Quartz counters
• Built-in dw
• Separate living area

Tags

• QUARTZ COUNTERS
• GAS RANGE
• BUILT-IN DW
• NEW ROOF
• UPDATED SHED
• SEPARATE LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.9% below list).
• Recommended offer: $128k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $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 125 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $127,992 (26.9% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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: 0.73% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (median comp): $226,977
• List price: $175,000
• Delta: -22.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Lowery St	0.25mi	3/2.0 (+1)	979 (-0%)	14mo	$188,000	$192	66
1113 Lowery St	0.25mi	3/2.0 (+1)	940 (-4%)	15mo	$185,000	$197	59
606 Boulevard St	0.12mi	3/1.0 (+1)	1,107 (+12%)	18mo	$175,000	$158	54

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: -23.3%
• Equity multiple: 0.21×
• Total profit: $-38,728
• Equity at exit: $26,093

10-year hold

• IRR: -22.6%
• Equity multiple: -0.07×
• Total profit: $-52,490
• Equity at exit: $15,131

Cash invested: $49,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$918
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-131

Break-even live

Break-even rent $1,446

Max offer price $151,818

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-82	+0% $-131	+5% $-181	+10% $-230
Rent	-10% $-232	-5% $-182	+0% $-131	+5% $-81	+10% $-30
Rate	-1.0pp $-43	-0.5pp $-87	base $-131	+0.5pp $-177	+1.0pp $-223

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	44d	1	0.72mi
501 N Main St Unit 203 Bryan, TX	1.0	1.0	708	$1,300	$1.84	44d	1	0.75mi
501 N Main St Unit 407 Bryan, TX	1.0	1.0	707	$1,300	$1.84	14d	1	0.75mi
501 N Main St Unit 409 Bryan, TX	1.0	1.0	721	$1,350	$1.87	44d	1	0.75mi
401 N Main St Unit 306 Bryan, TX	1.0	1.0	640	$1,000	$1.56	44d	1	0.80mi
206 N Main St Bryan, TX	1.0	1.0	597	$1,125	$1.88	21d	1	0.89mi
207 N Preston Ave Bryan, TX	2.0	2.0	1100	$1,650	$1.50	21d	1	1.09mi
400 Robertson St Bryan, TX	1.0	1.0	576	$725	$1.26	44d	1	1.15mi
603 S Sims Ave Unit 113 Bryan, TX	1.0	1.0	650	$1,250	$1.92	44d	1	1.26mi
1014 E 23rd St Bryan, TX	1.0	1.0	700	$850	$1.21	44d	1	1.29mi
700 S Sims Ave Bryan, TX	2.0	1.0	918	$1,150	$1.25	21d	1	1.33mi
1300 Baker Ave Bryan, TX	2.0	1.0	850	$970	$1.14	14d	1	1.39mi
514 E 30th St Unit B1 Bryan, TX	2.0	1.5	879	$875	$1.00	45d	1	1.40mi
101 W 33rd St Unit 103 Bryan, TX	1.0	1.0	615	$1,250	$2.03	21d	1	1.41mi
1112 Baker Ave Bryan, TX	3.0	1.0	900	$1,695	$1.88	44d	1	1.44mi
702 Academy St Bryan, TX	2.0	1.5	920	$1,400	$1.52	44d	1	1.47mi

Listing history 18 events

1. 2026-06-02
   days on market $175,000 Active 125 DOM
2. 2026-06-01
   days on market $175,000 Active 124 DOM
3. 2026-05-31
   days on market $175,000 Active 123 DOM
4. 2026-05-30
   days on market $175,000 Active 122 DOM
5. 2026-05-01
   price $169,900 1239-char remark

   Show marketing remark (1239 chars)

   Remodeled 3-bedroom, 2-bath home in Bryan, TX under $200,000, offering modern updates & added square footage. Located at 806 Walnut Street, this 1950-built home has been thoughtfully expanded from its original 2/1 layout to provide improved functionality & flow. Inside, you’ll find approximately 1,190 square feet w/ a separate living area, dedicated dining space, & a fully renovated kitchen featuring quartz countertops, a gas range, a built-in dishwasher, & updated cabinetry. The addition of a third bedroom & second full bathroom enhances everyday comfort & flexibility for guests, work-from-home needs, or multi-use living. Major improvements include a new roof, offering peace of mind for the next owner. The home sits on a 5,750 sq ft lot w/ a manageable yard & no HOA. Out back, an updated storage shed w/ laminate flooring, drywall, & fresh interior & exterior paint provides excellent bonus space for hobbies, a workshop, or a private office setup. Conveniently located near downtown Bryan, shopping, dining, & major routes. Expanded from its original layout, this home offers hard-to-find updates & added square footage at a price point rarely seen in Bryan.

6. 2026-03-21
   price $175,000 988-char remark

   Show marketing remark (1239 chars)

   Remodeled 3-bedroom, 2-bath home in Bryan, TX under $200,000, offering modern updates & added square footage. Located at 806 Walnut Street, this 1950-built home has been thoughtfully expanded from its original 2/1 layout to provide improved functionality & flow. Inside, you’ll find approximately 1,190 square feet w/ a separate living area, dedicated dining space, & a fully renovated kitchen featuring quartz countertops, a gas range, a built-in dishwasher, & updated cabinetry. The addition of a third bedroom & second full bathroom enhances everyday comfort & flexibility for guests, work-from-home needs, or multi-use living. Major improvements include a new roof, offering peace of mind for the next owner. The home sits on a 5,750 sq ft lot w/ a manageable yard & no HOA. Out back, an updated storage shed w/ laminate flooring, drywall, & fresh interior & exterior paint provides excellent bonus space for hobbies, a workshop, or a private office setup. Conveniently located near downtown Bryan, shopping, dining, & major routes. Expanded from its original layout, this home offers hard-to-find updates & added square footage at a price point rarely seen in Bryan.

7. 2026-03-21
   price $175,000 1239-char remark

   Show marketing remark (1239 chars)

   Remodeled 3-bedroom, 2-bath home in Bryan, TX under $200,000, offering modern updates & added square footage. Located at 806 Walnut Street, this 1950-built home has been thoughtfully expanded from its original 2/1 layout to provide improved functionality & flow. Inside, you’ll find approximately 1,190 square feet w/ a separate living area, dedicated dining space, & a fully renovated kitchen featuring quartz countertops, a gas range, a built-in dishwasher, & updated cabinetry. The addition of a third bedroom & second full bathroom enhances everyday comfort & flexibility for guests, work-from-home needs, or multi-use living. Major improvements include a new roof, offering peace of mind for the next owner. The home sits on a 5,750 sq ft lot w/ a manageable yard & no HOA. Out back, an updated storage shed w/ laminate flooring, drywall, & fresh interior & exterior paint provides excellent bonus space for hobbies, a workshop, or a private office setup. Conveniently located near downtown Bryan, shopping, dining, & major routes. Expanded from its original layout, this home offers hard-to-find updates & added square footage at a price point rarely seen in Bryan.

8. 2026-01-28
   listed $199,900 Active 988-char remark

   Show marketing remark (988 chars)

   Remodeled 3/2 in Bryan, TX under $200K! 806 Walnut St: ~1,190 sf, quartz counters, gas range, built-in DW, new roof, 5,750 sf lot, no HOA + updated shed. Built in 1950 and expanded from its original 2/1, this home offers better flow w/ a separate living area, dedicated dining space & approx. 1,190 sq ft. The renovated kitchen features quartz countertops, a gas range, a built-in dishwasher, and updated cabinetry. The added third bedroom & second full bathroom create flexible space for guests, WFH, or multi-use living. Major improvements include a new roof for peace of mind. Situated on a 5,750 sq ft lot w/ a manageable yard & no HOA. Out back, an updated storage shed w/ laminate flooring, drywall, & fresh interior/exterior paint adds bonus space for hobbies, a workshop, or office setup. Convenient to downtown Bryan, shopping, dining, & major routes—this updated Bryan TX 3/2 under $200K w/ modern finishes & extra functional space is hard to find.

9. 2026-01-16
   listed $199,900 Active 1239-char remark

   Show marketing remark (1239 chars)

   Remodeled 3-bedroom, 2-bath home in Bryan, TX under $200,000, offering modern updates & added square footage. Located at 806 Walnut Street, this 1950-built home has been thoughtfully expanded from its original 2/1 layout to provide improved functionality & flow. Inside, you’ll find approximately 1,190 square feet w/ a separate living area, dedicated dining space, & a fully renovated kitchen featuring quartz countertops, a gas range, a built-in dishwasher, & updated cabinetry. The addition of a third bedroom & second full bathroom enhances everyday comfort & flexibility for guests, work-from-home needs, or multi-use living. Major improvements include a new roof, offering peace of mind for the next owner. The home sits on a 5,750 sq ft lot w/ a manageable yard & no HOA. Out back, an updated storage shed w/ laminate flooring, drywall, & fresh interior & exterior paint provides excellent bonus space for hobbies, a workshop, or a private office setup. Conveniently located near downtown Bryan, shopping, dining, & major routes. Expanded from its original layout, this home offers hard-to-find updates & added square footage at a price point rarely seen in Bryan.

10. 2025-11-14
    soldstatus
11. 2025-11-13
    soldstatus
12. 2025-07-28
    historical
13. 2025-07-09
    status Active
14. 2025-07-09
    status Pending
15. 2025-06-03
    price $78,836
16. 2025-05-28
    price $88,834
17. 2025-05-21
    price $98,834
18. 2025-05-19
    listed $99,834 Active

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,382/yr (+$115/mo · 75.9%)

ⓘ 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: $15,359
• − Mortgage interest: −$9,803
• − Property taxes: −$1,821
• − Insurance: −$875
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$5,091
• Taxable loss: −$4,688
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $-450/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

+70.2% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $169,900 BCSRMLS
• 2026-03-21 Price Changed $175,000 HARMLS
• 2026-03-21 Price Changed $175,000 BCSRMLS
• 2026-01-28 Listed $199,900 HARMLS
• 2026-01-16 Listed $199,900 BCSRMLS
• 2025-11-14 Sold (Public Records) — Public Records
• 2025-11-13 Sold (Public Records) — Public Records
• 2025-07-28 Listing Removed — HARMLS
• 2025-07-09 Relisted — HARMLS
• 2025-07-09 Pending — HARMLS
• 2025-06-03 Price Changed $78,836 HARMLS
• 2025-05-28 Price Changed $88,834 HARMLS
• 2025-05-21 Price Changed $98,834 HARMLS
• 2025-05-19 Listed $99,834 HARMLS

Property tax history

+8.7%/yr

Latest (2025): $1,821 · -6.8% YoY. Source: county tax records.