1011 W 17th St · Bryan, TX 77803

$166,000

3 bd · 2.0 ba · 1,239 sqft · SingleFamily public records · 36 Days on market

Built 1991 5,301 sqft lot $134/sqft · 27% below area Est $227k · 27% 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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.8/10.0
• 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

Situated at 1011 W 17th ST in Bryan, this single-family residence, constructed in 1991, stands ready within its established setting, offering a distinctive opportunity. This residence includes three bedrooms, providing dedicated spaces for a personal retreat. This single-family residence, built in 1991, presents an inviting space for creating a personalized living experience.

Key facts

• 5,301 sq ft lot
• Built 1991
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $68 ($817/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $161k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Kemp-Carver El (math 22% / reading 17%, grade F, #3,583 of 4,322 statewide, top 86%, 504 students, 92% FRL); Sam Rayburn (math 42% / reading 34%, grade F, #717 of 1,662 statewide, top 44%, 1,173 students, 74% FRL); James Earl Rudder H S (math 14% / reading 27%, grade F, #1,389 of 1,632 statewide, top 86%, 1,769 students, 76% FRL).
• Market conditions: Rents rising (+1.4%/yr); 288 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36 days — a 3% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $161,020 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (median comp): $227,002
• List price: $166,000
• Delta: -26.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 W 17th St	0.06mi	3/2.0	1,280 (+3%)	3mo	$179,995	$141	90
1505 Red Oak St	0.32mi	3/2.0	1,271 (+3%)	1mo	$240,000	$189	80
1105 Hall St	0.24mi	3/2.0	1,317 (+6%)	5mo	$199,450	$151	74
1216 W 17th St	0.16mi	3/2.0	1,198 (-3%)	17mo	$234,900	$196	73
5401 Bear Run	0.45mi	3/2.0	1,263 (+2%)	5mo	$320,825	$254	71
908 Chicago St	0.21mi	3/2.0	1,360 (+10%)	13mo	$248,000	$182	63
703 W 22nd St	0.57mi	3/2.0	1,203 (-3%)	12mo	$237,000	$197	59
909 N Randolph Ave	0.34mi	3/2.0	1,306 (+5%)	19mo	$253,000	$194	59
5421 Bear Run	0.45mi	3/2.0	1,415 (+14%)	4mo	$263,010	$186	52
5407 Bear Run	0.45mi	3/2.0	1,415 (+14%)	6mo	$278,215	$197	51
606 Boulevard St	0.34mi	3/1.0	1,107 (-11%)	18mo	$175,000	$158	47

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-25,071
• Equity at exit: $24,751

10-year hold

• IRR: -9.9%
• Equity multiple: 0.44×
• Total profit: $-26,205
• Equity at exit: $14,353

Cash invested: $46,480 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$871
• Tax from tax record: −$310 /mo · $3,714/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $68

Break-even live

Break-even rent $1,581

Max offer price $166,000

Occupancy floor 91%

Sensitivity live

Price	-10% $162	-5% $115	+0% $68	+5% $21	+10% $-26
Rent	-10% $-64	-5% $2	+0% $68	+5% $134	+10% $200
Rate	-1.0pp $152	-0.5pp $110	base $68	+0.5pp $25	+1.0pp $-19

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	23d	1	0.58mi
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	46d	1	0.60mi
601 W 24th St Unit 112 Bryan, TX	2.0	2.0	1165	$1,600	$1.37	46d	1	0.72mi
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	46d	1	0.73mi
2702 Montana Ave Bryan, TX	3.0	2.0	1305	$1,875	$1.44	46d	1	0.86mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	16d	1	0.98mi
207 N Preston Ave Bryan, TX	2.0	2.0	1100	$1,650	$1.50	23d	1	1.16mi
700 S Sims Ave Bryan, TX	2.0	1.0	918	$1,150	$1.25	23d	1	1.29mi
2796 Buccaneer Trl Bryan, TX	3.0	2.0	1272	$1,950	$1.53	23d	1	1.31mi
106 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	23d	1	1.37mi
104 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	46d	1	1.38mi
514 E 30th St Unit B1 Bryan, TX	2.0	1.5	879	$875	$1.00	46d	1	1.42mi
1300 Baker Ave Bryan, TX	2.0	1.0	850	$970	$1.14	15d	1	1.44mi
1112 Baker Ave Bryan, TX	3.0	1.0	900	$1,695	$1.88	46d	1	1.47mi

Listing history 6 events

1. 2026-05-16
   status Pending 378-char remark

   Show marketing remark (378 chars)

   Situated at 1011 W 17th ST in Bryan, this single-family residence, constructed in 1991, stands ready within its established setting, offering a distinctive opportunity. This residence includes three bedrooms, providing dedicated spaces for a personal retreat. This single-family residence, built in 1991, presents an inviting space for creating a personalized living experience.

2. 2026-05-13
   historical Active Under Contract 378-char remark

   Show marketing remark (378 chars)

   Situated at 1011 W 17th ST in Bryan, this single-family residence, constructed in 1991, stands ready within its established setting, offering a distinctive opportunity. This residence includes three bedrooms, providing dedicated spaces for a personal retreat. This single-family residence, built in 1991, presents an inviting space for creating a personalized living experience.

3. 2026-04-19
   status Active 378-char remark

   Show marketing remark (378 chars)

   Situated at 1011 W 17th ST in Bryan, this single-family residence, constructed in 1991, stands ready within its established setting, offering a distinctive opportunity. This residence includes three bedrooms, providing dedicated spaces for a personal retreat. This single-family residence, built in 1991, presents an inviting space for creating a personalized living experience.

4. 2026-04-14
   status Active 378-char remark

   Show marketing remark (378 chars)

   Situated at 1011 W 17th ST in Bryan, this single-family residence, constructed in 1991, stands ready within its established setting, offering a distinctive opportunity. This residence includes three bedrooms, providing dedicated spaces for a personal retreat. This single-family residence, built in 1991, presents an inviting space for creating a personalized living experience.

5. 2026-04-07
   listed $166,000 Active 378-char remark

   Show marketing remark (378 chars)

   Situated at 1011 W 17th ST in Bryan, this single-family residence, constructed in 1991, stands ready within its established setting, offering a distinctive opportunity. This residence includes three bedrooms, providing dedicated spaces for a personal retreat. This single-family residence, built in 1991, presents an inviting space for creating a personalized living experience.

6. 1998-04-20
   soldstatus

ⓘ 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: $3,714 · $310/mo
• Projected year-2 tax: $3,714 · $310/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: $20,009
• − Mortgage interest: −$9,299
• − Property taxes: −$3,714
• − Insurance: −$830
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,829
• Taxable loss: −$1,864
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,264/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

6 events — show timeline

• 2026-05-16 Pending — BCSRMLS
• 2026-05-13 Contingent — BCSRMLS
• 2026-04-19 Relisted — BCSRMLS
• 2026-04-14 Relisted — BCSRMLS
• 2026-04-07 Listed $166,000 BCSRMLS
• 1998-04-20 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,714 · -9.6% YoY. Source: county tax records.