600 E William J Bryan Pkwy · Bryan, TX 77803

$249,900

4 bd · 3.0 ba · 2,437 sqft · SingleFamily · 65 Days on market

Built 1945 Average condition 9,313 sqft lot $103/sqft · 20% below area Est $313k · 20% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 4 bedroom, 3 bathroom brick home situated on a large corner lot in Bryan with beautiful mature trees, offering space, character, and endless potential. Featuring original hardwood floors, this home includes a formal living room and formal dining room, providing a great foundation for restoration or customization. The spacious kitchen offers plenty of room for a breakfast area, while the versatile layout. Bonus, the home includes a 1 bedroom and 1 bathroom mother-in-law suite with its own private entrance and kitchen with room for a full size range and refrigerator for accommodating guests, extended family, or other possibilities. Step outside to a large backyard with a covered porch for outdoor living, along with an additional storage building or workshop for projects or extra space. A front porch and carports with room for three vehicles adds to the home’s functionality. Located near Downtown Bryan’s restaurants, shopping, and entertainment!

Key facts

• Formal dining room
• Mother-in-law suite
• Large corner lot

Tags

• LARGE CORNER LOT
• ORIGINAL HARDWOOD FLOORS
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• MOTHER-IN-LAW SUITE
• PRIVATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (6.1% below list).
• Recommended offer: $235k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $2,346/mo this rent would consume 54% of the median local household income ($52k/yr) (locally 1094% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 65 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $234,629 (6.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $312,570
• List price: $249,900
• Delta: -20.05%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5405 Bear Run	0.73mi	4/3.0	2,173 (-11%)	4mo	$324,600	$149	45
5400 Bear Run	0.73mi	4/3.0	2,173 (-11%)	6mo	$342,565	$158	43

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-36,048
• Equity at exit: $37,261

10-year hold

• IRR: -8.7%
• Equity multiple: 0.49×
• Total profit: $-35,376
• Equity at exit: $21,607

Cash invested: $69,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $127

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 90%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 E Pruitt St Bryan, TX	4.0	4.0	2052	$2,200	$1.07	13d	1	0.30mi
605 W 27th St Bryan, TX	3.0	2.0	2660	$1,000	$0.38	21d	1	0.66mi
807 S Coulter Dr Bryan, TX	4.0	3.0	2154	$2,250	$1.04	44d	1	0.88mi
1815 Gettysburg Ln Unit 1328085P Bryan, TX	3.0	2.0	1603	$3,721	$2.32	21d	1	1.07mi
908 Water Locust Dr Bryan, TX	3.0	3.0	1658	$1,800	$1.09	13d	1	1.28mi
1802 Carter Creek Pkwy Unit 1328069P Bryan, TX	5.0	2.0	2443	$4,457	$1.82	13d	1	1.35mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	13d	1	1.47mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $249,900 Pending 65 DOM
2. 2026-06-10
   days on market $249,900 Active 63 DOM
3. 2026-06-09
   days on market $249,900 Active 62 DOM
4. 2026-06-08
   days on market $249,900 Active 61 DOM
5. 2026-06-07
   days on market $249,900 Active 60 DOM
6. 2026-06-03
   days on market $249,900 Active 56 DOM
7. 2026-06-02
   days on market $249,900 Active 55 DOM
8. 2026-06-01
   days on market $249,900 Active 54 DOM
9. 2026-05-31
   days on market $249,900 Active 53 DOM
10. 2026-05-30
    days on market $249,900 Active 52 DOM
11. 2026-04-08
    listed $229,900 Active 997-char remark

    Show marketing remark (997 chars)

    Opportunity awaits with this 4 bedroom, 3 bathroom brick home situated on a large corner lot in Bryan with beautiful mature trees, offering space, character, and endless potential. Featuring original hardwood floors, this home includes a formal living room and formal dining room, providing a great foundation for restoration or customization. The spacious kitchen offers plenty of room for a breakfast area, while the versatile layout. Bonus, the home includes a 1 bedroom and 1 bathroom mother-in-law suite with its own private entrance and kitchen with room for a full size range and refrigerator for accommodating guests, extended family, or other possibilities. Step outside to a large backyard with a covered porch for outdoor living, along with an additional storage building or workshop for projects or extra space. A front porch and carports with room for three vehicles adds to the home’s functionality. Located near Downtown Bryan’s restaurants, shopping, and entertainment!

12. 2026-04-02
    listed $229,900 Active 1118-char remark

    Show marketing remark (1118 chars)

    Opportunity awaits with this 4 bedroom, 3 bathroom brick home situated on a large corner lot in Bryan with beautiful mature trees, offering space, character, and endless potential. Featuring original hardwood floors, this home includes a formal living room and formal dining room, providing a great foundation for restoration or customization. The spacious kitchen offers plenty of room for a breakfast area, while the versatile layout. Bonus, the home includes a 1 bedroom and 1 bathroom mother-in-law suite with its own private entrance and kitchen with room for a full size range and refrigerator for accommodating guests, extended family, or other possibilities. Step outside to a large backyard with a covered porch for outdoor living, along with an additional storage building or workshop for projects or extra space. A front porch and carports with room for three vehicles adds to the home’s functionality. Conveniently located near Downtown Bryan’s restaurants, shopping, and entertainment, this property is ready for those looking to invest, renovate, or create a home full of charm and character.

ⓘ 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 2/10 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: $28,155
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$7,270
• Taxable loss: −$2,616
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $2,147/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 · 12 photos

Average 55/100 Moderate rehab

This 4-bedroom, 3-bathroom home on a corner lot in Bryan has average condition and requires moderate rehabilitation, including painting and updating the HVAC system. The spacious layout and large backyard offer potential for value appreciation.

Repairs flagged

• Major paint — peeling paint in some areas
• Minor ceiling fans — dust and minor wear

Value-add opportunities

• Both painting — enhances curb appeal and interior aesthetics
• Both ceiling fans — improves air circulation and comfort
• Both landscaping — enhances curb appeal and property value
• Both HVAC — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling paint in some areas	Major	$15,000–50,000
ceiling fans · dust and minor wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both painting — enhances curb appeal and interior aesthetics ↑
• Both ceiling fans — improves air circulation and comfort ↑
• Both landscaping — enhances curb appeal and property value ↑
• Both HVAC — improves comfort and energy efficiency ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-04-08 Listed $229,900 HARMLS
• 2026-04-02 Listed $229,900 BCSRMLS