1101 Skrivanek Dr · Bryan, TX 77802

$218,999

3 bd · 2.0 ba · 1,677 sqft · SingleFamily public records · 303 Days on market

Built 1962 10,659 sqft lot $131/sqft · 18% below area Est $268k · 18% 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 +8.1/30.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter Home for a and/or potential of Renting out a few Rooms Spacious Backyard for family gatherings, close to Schools and Shopping Center New Roof 2020 Solar Panels Will be Included Schedule your appointment today!

Key facts

• Spacious backyard
• Solar panels
• New roof

Tags

• SPACIOUS BACKYARD
• NEW ROOF
• SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (18.8% below list).
• Recommended offer: $178k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Bryan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.8%/yr); 278 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 30% of the median local income ($71k/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 $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 303 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $41k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $177,841 (18.8% 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 303 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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: 0.81% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 10.3

CMA / ARV

• ARV (median comp): $267,522
• List price: $218,999
• Delta: -18.14%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Garden Ln	0.26mi	3/2.0	1,716 (+2%)	2mo	$299,900	$175	83
905 Jane Ln	0.27mi	3/2.0	1,604 (-4%)	12mo	$288,000	$180	70
2210 Sharon Dr	0.21mi	3/2.0	1,809 (+8%)	16mo	$239,900	$133	64
2603 Carter Creek Pkwy	0.52mi	3/1.0	1,594 (-5%)	6mo	$235,000	$147	59
1904 Sharon Dr	0.26mi	3/2.0	1,472 (-12%)	10mo	$260,000	$177	59
2501 Wayside Dr	0.49mi	3/2.0	1,466 (-13%)	4mo	$199,000	$136	53
1102 Lamar Dr	0.75mi	3/2.0	1,612 (-4%)	8mo	$275,000	$171	52
709 S Coulter Dr	0.74mi	3/2.0	1,600 (-5%)	8mo	$250,000	$156	52
1506 E 28th St	0.64mi	4/2.0 (+1)	1,850 (+10%)	0mo	$84,410	$46	48
902 Mitchell St	0.48mi	3/2.0	1,928 (+15%)	10mo	$295,000	$153	44

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.16×
• Total profit: $-51,233
• Equity at exit: $32,653

10-year hold

• IRR: -24.6%
• Equity multiple: -0.15×
• Total profit: $-70,306
• Equity at exit: $18,935

Cash invested: $61,320 (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 77802

• Rents YoY: 1.8%
• Active inventory: 278
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$381 /mo · $4,574/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-216

Break-even live

Break-even rent $2,052

Max offer price $180,857

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-154	+0% $-216	+5% $-278	+10% $-340
Rent	-10% $-356	-5% $-286	+0% $-216	+5% $-146	+10% $-75
Rate	-1.0pp $-106	-0.5pp $-160	base $-216	+0.5pp $-273	+1.0pp $-330

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	14d	1	0.46mi
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	44d	1	0.46mi
1512 Hollowhill Dr Bryan, TX	1.0–4.0	1.0–2.0	905	$1,322	$1.46	14d	10	0.47mi
2812 Village Dr Bryan, TX	2.0	2.0	1244	$1,400	$1.13	44d	1	0.68mi
1815 Gettysburg Ln Unit 1328085P Bryan, TX	3.0	2.0	1603	$3,721	$2.32	21d	1	0.70mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	14d	1	0.72mi
807 S Coulter Dr Bryan, TX	4.0	3.0	2154	$2,250	$1.04	44d	1	0.73mi
1409 Broadmoor Dr Bryan, TX	4.0	2.0	1141	$2,000	$1.75	14d	1	0.84mi
200 Rebecca St Bryan, TX	2.0	1.0–2.0	950	$830	$0.87	14d	8	0.90mi
611 S Ennis St Apt 37 Bryan, TX	2.0	1.5	1052	$995	$0.95	44d	1	0.90mi
728 Meadow Ln Unit 1093291P Bryan, TX	3.0	2.0	1517	$4,919	$3.24	44d	1	0.95mi
1318 Antone St Bryan, TX	2.0	1.0	1132	$900	$0.80	44d	1	1.05mi
1316 Antone St Unit B Bryan, TX	2.0	1.0	1132	$850	$0.75	44d	1	1.05mi
814 E 28th St Bryan, TX	2.0	2.0	1777	$1,550	$0.87	44d	1	1.16mi
501 Helena St Bryan, TX	3.0	2.0	1424	$2,200	$1.54	21d	1	1.29mi
214 Helena St Unit 1071607P Bryan, TX	4.0	3.0	2034	$6,503	$3.20	14d	1	1.33mi
104 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	44d	1	1.36mi
106 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	21d	1	1.36mi
3213 Link St Unit 112 Bryan, TX	3.0	3.5	1854	$2,400	$1.29	44d	1	1.38mi
138 Watson St Bryan, TX	3.0	1.0	1104	$1,200	$1.09	21d	1	1.41mi
2902 Chaparral Cir Bryan, TX	4.0	3.0	2181	$3,000	$1.38	21d	1	1.42mi
3130 E Villa Maria Rd Bryan, TX	1.0–3.0	1.0	810	$1,169	$1.44	14d	10	1.45mi
407 Fairway Dr Bryan, TX	4.0	2.0	1720	$2,375	$1.38	14d	1	1.46mi
2702 Apple Creek Cir Bryan, TX	4.0	3.0	2198	$2,800	$1.27	14d	1	1.49mi

Listing history 30 events

1. 2026-05-06
   price $218,999 230-char remark

   Show marketing remark (230 chars)

   Great starter Home for a and/or potential of Renting out a few Rooms Spacious Backyard for family gatherings, close to Schools and Shopping Center New Roof 2020 Solar Panels Will be Included Schedule your appointment today!

2. 2026-04-17
   price $219,999 230-char remark

   Show marketing remark (230 chars)

   Great starter Home for a and/or potential of Renting out a few Rooms Spacious Backyard for family gatherings, close to Schools and Shopping Center New Roof 2020 Solar Panels Will be Included Schedule your appointment today!

3. 2025-07-29
   listed $259,900 Active 230-char remark

   Show marketing remark (230 chars)

   Great starter Home for a and/or potential of Renting out a few Rooms Spacious Backyard for family gatherings, close to Schools and Shopping Center New Roof 2020 Solar Panels Will be Included Schedule your appointment today!

4. 2024-11-11
   price $230,000
5. 2024-11-10
   historical
6. 2024-10-07
   price $230,000
7. 2024-10-02
   price $245,000
8. 2024-10-01
   price $245,000
9. 2024-09-16
   price $247,500
10. 2024-09-16
    price $247,500
11. 2024-09-09
    price $250,000
12. 2024-09-09
    price $250,000
13. 2024-08-17
    price $255,000
14. 2024-08-17
    price $255,000
15. 2024-08-08
    price $260,000
16. 2024-08-08
    price $260,000
17. 2024-07-11
    price $270,000
18. 2024-07-11
    price $270,000
19. 2024-07-04
    price $285,000
20. 2024-07-04
    price $285,000
21. 2024-06-03
    price $290,000
22. 2024-06-03
    price $290,000
23. 2024-05-25
    listed $300,000 Active
24. 2024-05-25
    listed $300,000 Active
25. 2016-07-25
    soldstatus
26. 2016-07-22
    soldstatus
27. 2016-06-05
    listed $150,800
28. 2014-06-03
    soldstatus
29. 2014-05-30
    soldstatus
30. 2014-03-21
    listed $134,900

ⓘ 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: $4,574 · $381/mo
• Projected year-2 tax: $4,574 · $381/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 1/10 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: $21,341
• − Mortgage interest: −$12,267
• − Property taxes: −$4,574
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$6,371
• Taxable loss: −$6,381
• Est. tax savings @ 24.0%: +$1,531
• After-tax cash flow: $-1,060/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): 25,762
• Household income: $70,666
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1559.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 26% Two or more races 12% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15% Korean 1% Russian/Polish/Slavic 1%

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: ▼ -148.67%
• Current HPI: 202.0858
• Rent YoY: ▲ 1.82%
• 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

+62.3% since first listed

30 events — show timeline

• 2026-05-06 Price Changed $218,999 HARMLS
• 2026-04-17 Price Changed $219,999 HARMLS
• 2025-07-29 Listed $259,900 HARMLS
• 2024-11-11 Price Changed $230,000 BCSRMLS
• 2024-11-10 Listing Removed — HARMLS
• 2024-10-07 Price Changed $230,000 HARMLS
• 2024-10-02 Price Changed $245,000 HARMLS
• 2024-10-01 Price Changed $245,000 BCSRMLS
• 2024-09-16 Price Changed $247,500 HARMLS
• 2024-09-16 Price Changed $247,500 BCSRMLS
• 2024-09-09 Price Changed $250,000 HARMLS
• 2024-09-09 Price Changed $250,000 BCSRMLS
• 2024-08-17 Price Changed $255,000 HARMLS
• 2024-08-17 Price Changed $255,000 BCSRMLS
• 2024-08-08 Price Changed $260,000 BCSRMLS
• 2024-08-08 Price Changed $260,000 HARMLS
• 2024-07-11 Price Changed $270,000 HARMLS
• 2024-07-11 Price Changed $270,000 BCSRMLS
• 2024-07-04 Price Changed $285,000 HARMLS
• 2024-07-04 Price Changed $285,000 BCSRMLS
• 2024-06-03 Price Changed $290,000 HARMLS
• 2024-06-03 Price Changed $290,000 BCSRMLS
• 2024-05-25 Listed $300,000 BCSRMLS
• 2024-05-25 Listed $300,000 HARMLS
• 2016-07-25 Sold (Public Records) — Public Records
• 2016-07-22 Sold (MLS) — BCSRMLS
• 2016-06-05 Listed $150,800 BCSRMLS
• 2014-06-03 Sold (Public Records) — Public Records
• 2014-05-30 Sold (MLS) — BCSRMLS
• 2014-03-21 Listed $134,900 BCSRMLS

Property tax history

+5.6%/yr

Latest (2025): $4,574 · +10.0% YoY. Source: county tax records.