1009 W 17th St · Bryan, TX 77803

$158,000

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 19 Days on market

Built 2005 5,301 sqft lot Est $207k · 24% 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 +13.2/30.0
• 1% rule +4.6/10.0
• DSCR +4.0/10.0
• 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

A distinctive single-family residence, located at 1009 W 17th ST in BRYAN, offers a foundation for peaceful living. This dwelling, established in 2005, provides two inviting bedrooms, crafting an environment for personal retreat and contentment. Within this residence, the two dedicated sleeping quarters present individual havens of comfort. These spaces are designed to inspire personal well-being, providing serene environments for unwinding after a busy day. The cozy carport will keep your car protected.

Key facts

• 5,301 sq ft lot
• Built 2005
• Listed 19 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (4.4% below list).
• Recommended offer: $151k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 35% 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 19 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

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 $151,080 (4.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $207,368
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Lowery St	0.04mi	3/2.0 (+1)	979 (-8%)	14mo	$188,000	$192	65
1113 Lowery St	0.03mi	3/2.0 (+1)	940 (-11%)	15mo	$185,000	$197	58
606 Boulevard St	0.34mi	3/1.0 (+1)	1,107 (+5%)	18mo	$175,000	$158	56
1216 W 17th St	0.17mi	3/2.0 (+1)	1,198 (+13%)	17mo	$234,900	$196	47
703 W 22nd St	0.56mi	3/2.0 (+1)	1,203 (+14%)	12mo	$237,000	$197	32

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-27,988
• Equity at exit: $23,558

10-year hold

• IRR: -14.2%
• Equity multiple: 0.24×
• Total profit: $-33,520
• Equity at exit: $13,661

Cash invested: $44,240 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$829
• Tax from tax record: −$301 /mo · $3,612/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-2

Break-even live

Break-even rent $1,513

Max offer price $157,663

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $43	+0% $-2	+5% $-47	+10% $-91
Rent	-10% $-121	-5% $-62	+0% $-2	+5% $58	+10% $117
Rate	-1.0pp $78	-0.5pp $38	base $-2	+0.5pp $-43	+1.0pp $-85

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	45d	1	0.60mi
601 W 24th St Unit 112 Bryan, TX	2.0	2.0	1165	$1,600	$1.37	45d	1	0.72mi
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	45d	1	0.73mi
501 N Main St Unit 203 Bryan, TX	1.0	1.0	708	$1,300	$1.84	45d	1	0.81mi
501 N Main St Unit 409 Bryan, TX	1.0	1.0	721	$1,350	$1.87	45d	1	0.81mi
501 N Main St Unit 407 Bryan, TX	1.0	1.0	707	$1,300	$1.84	15d	1	0.81mi
2702 Montana Ave Bryan, TX	3.0	2.0	1305	$1,875	$1.44	45d	1	0.86mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	15d	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	45d	1	1.38mi
1014 E 23rd St Bryan, TX	1.0	1.0	700	$850	$1.21	45d	1	1.40mi
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	45d	1	1.47mi

Listing history 3 events

1. 2026-04-26
   status Pending
2. 2026-04-07
   listed $158,000 Active
3. 1997-09-11
   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: $3,612 · $301/mo
• Projected year-2 tax: $3,612 · $301/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: $18,130
• − Mortgage interest: −$8,850
• − Property taxes: −$3,612
• − Insurance: −$790
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,596
• Taxable loss: −$2,620
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $606/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

3 events — show timeline

• 2026-04-26 Pending — BCSRMLS
• 2026-04-07 Listed $158,000 BCSRMLS
• 1997-09-11 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,612 · +15.2% YoY. Source: county tax records.