1407 Skrivanek Dr · Bryan, TX 77802

$265,000

3 bd · 2.0 ba · 2,119 sqft · SingleFamily public records · 84 Days on market

Built 1963 0.27 ac lot $125/sqft · 9% below area Est $292k · 9% under ↓ 7% since listing

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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 +11.6/15.0
• Cash flow +10.7/30.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this delightful 3-bedroom, 2-bath residence nestled in the heart of Bryan, TX. This well-maintained home offers a comfortable and inviting open floor plan, seamlessly connecting spacious living areas with a warm and cozy atmosphere that's perfect for everyday living. Inside, you'll find a bright living room that flows effortlessly into the dining and kitchen areas, creating an ideal space for both intimate dinners and larger gatherings. The kitchen is efficiently designed with ample cabinet space and modern conveniences. The primary suite offers an ensuite bathroom and generous closet space, while the additional bedrooms provide flexibility for guests, a home office, or a hobby room. This property boasts a variety of outdoor amenities, including a covered back patio where you can enjoy your morning coffee or unwind in the evenings. The storage shed provides additional space for all your outdoor necessities, keeping your home clutter-free. For those with a boat or RV, the RV/boat cover is an invaluable feature. Situated just a stone's throw from BLINN College and only minutes from St. Joseph Hospital, this home offers unparalleled convenience for accessing the best of Bryan. Whether you're looking to invest in your first home or simply seeking a well-positioned retreat, this charming property has it all. Don't miss your opportunity to own a piece of Bryan charm with features that truly make this house a home.

Key facts

• Open floor plan
• Rv boat cover
• Storage shed

Tags

• OPEN FLOOR PLAN
• COVERED BACK PATIO
• STORAGE SHED
• RV BOAT COVER
• PROXIMITY TO BLINN COLLEGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (13.6% below list).
• Recommended offer: $229k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Henderson El (math 36% / reading 38%, grade F, #1,769 of 4,322 statewide, top 44%, 554 students, 87% FRL); Stephen F Austin (math 25% / reading 36%, grade F, #1,036 of 1,662 statewide, top 63%, 1,206 students, 76% FRL); Travis B Bryan H S (math 22% / reading 34%, grade F, #1,170 of 1,632 statewide, top 72%, 2,419 students, 67% FRL).
• Market conditions: Rents rising (+1.8%/yr); 278 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 39% 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 $8k 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 84 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) 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 $228,969 (13.6% 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 84 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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: 0.86% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 9.6

CMA / ARV

• ARV (median comp): $291,886
• List price: $265,000
• Delta: -9.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 Debbie Dr	0.72mi	3/2.0	2,109 (-0%)	1mo	$377,500	$179	65
3002 Camelot Dr	0.72mi	3/2.0	2,122 (+0%)	6mo	$289,900	$137	61
3057 Peterson Cir	0.71mi	3/2.0	2,016 (-5%)	2mo	$420,000	$208	57
1908 Carter Creek Pkwy	0.34mi	4/3.0 (+1)	1,978 (-7%)	13mo	$425,000	$215	54
2613 Rustling Oaks Dr	0.54mi	3/2.0	2,268 (+7%)	14mo	$385,000	$170	51
1509 Brook Hollow Dr	0.50mi	4/2.5 (+1)	2,300 (+8%)	6mo	$349,900	$152	51
2310 Morningside Dr	0.60mi	3/3.0	1,969 (-7%)	6mo	$305,000	$155	51
1506 E 28th St	0.51mi	4/2.0 (+1)	1,850 (-13%)	0mo	$84,410	$46	50
2512 Towering Oaks Dr	0.63mi	3/2.0	2,376 (+12%)	1mo	$399,900	$168	50
902 Mitchell St	0.68mi	3/2.0	1,928 (-9%)	10mo	$295,000	$153	44
3053 Peterson Cir	0.74mi	3/2.0	1,927 (-9%)	10mo	$350,000	$182	42
1207 Hoppess St	0.68mi	4/3.0 (+1)	2,402 (+13%)	12mo	$299,900	$125	27

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: -21.1%
• Equity multiple: 0.28×
• Total profit: $-53,658
• Equity at exit: $39,512

10-year hold

• IRR: -17.6%
• Equity multiple: 0.09×
• Total profit: $-67,556
• Equity at exit: $22,912

Cash invested: $74,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$436 /mo · $5,237/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-128

Break-even live

Break-even rent $2,451

Max offer price $242,453

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-53	+0% $-128	+5% $-203	+10% $-278
Rent	-10% $-309	-5% $-218	+0% $-128	+5% $-37	+10% $53
Rate	-1.0pp $6	-0.5pp $-60	base $-128	+0.5pp $-196	+1.0pp $-266

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Gettysburg Ln Unit 1328085P Bryan, TX	3.0	2.0	1603	$3,721	$2.32	22d	1	0.48mi
807 S Coulter Dr Bryan, TX	4.0	3.0	2154	$2,250	$1.04	45d	1	0.79mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	15d	1	0.95mi
728 Meadow Ln Unit 1093291P Bryan, TX	3.0	2.0	1517	$4,919	$3.24	45d	1	1.08mi
814 E 28th St Bryan, TX	2.0	2.0	1777	$1,550	$0.87	45d	1	1.10mi
2902 Chaparral Cir Bryan, TX	4.0	3.0	2181	$3,000	$1.38	22d	1	1.20mi
2702 Apple Creek Cir Bryan, TX	4.0	3.0	2198	$2,800	$1.27	15d	1	1.25mi
2106 Barak Ln Bryan, TX	4.0	2.5	1943	$2,400	$1.24	45d	1	1.41mi
501 Helena St Bryan, TX	3.0	2.0	1424	$2,200	$1.54	22d	1	1.47mi

Listing history 11 events

1. 2026-06-03
   statusdays on market $265,000 Pending 84 DOM
2. 2026-06-02
   days on market $265,000 Active 83 DOM
3. 2026-06-01
   days on market $265,000 Active 82 DOM
4. 2026-05-31
   days on market $265,000 Active 81 DOM
5. 2026-05-30
   days on market $265,000 Active 80 DOM
6. 2026-05-01
   price $265,000 1440-char remark

   Show marketing remark (941 chars)

   Discover this delightful 3 bed, 2-bath homes nestled in the heart of Bryan, TX. This well-maintained home offers a comfortable and inviting open floor plan, seamlessly connecting spacious living areas with a warm and cozy atmosphere that's perfect for everyday living. Inside, you'll find a bright living room that flows effortlessly into the dining and kitchen areas, creating an ideal space for both intimate dinners and larger gatherings. This property boasts a variety of outdoor amenities, including a covered back patio where you can enjoy your morning coffee or unwind in the evenings. The storage shed provides additional space for all your outdoor necessities, keeping your home clutter-free. For those with a boat or RV, the RV/boat cover is an invaluable feature. Situated just a stone's throw from BLINN College and only minutes from St. Joseph Hospital, this home offers unparalleled convenience for accessing the best of Bryan.

7. 2026-05-01
   price $265,000 941-char remark

   Show marketing remark (941 chars)

   Discover this delightful 3 bed, 2-bath homes nestled in the heart of Bryan, TX. This well-maintained home offers a comfortable and inviting open floor plan, seamlessly connecting spacious living areas with a warm and cozy atmosphere that's perfect for everyday living. Inside, you'll find a bright living room that flows effortlessly into the dining and kitchen areas, creating an ideal space for both intimate dinners and larger gatherings. This property boasts a variety of outdoor amenities, including a covered back patio where you can enjoy your morning coffee or unwind in the evenings. The storage shed provides additional space for all your outdoor necessities, keeping your home clutter-free. For those with a boat or RV, the RV/boat cover is an invaluable feature. Situated just a stone's throw from BLINN College and only minutes from St. Joseph Hospital, this home offers unparalleled convenience for accessing the best of Bryan.

8. 2026-03-30
   price $275,000 1440-char remark

   Show marketing remark (941 chars)

   Discover this delightful 3 bed, 2-bath homes nestled in the heart of Bryan, TX. This well-maintained home offers a comfortable and inviting open floor plan, seamlessly connecting spacious living areas with a warm and cozy atmosphere that's perfect for everyday living. Inside, you'll find a bright living room that flows effortlessly into the dining and kitchen areas, creating an ideal space for both intimate dinners and larger gatherings. This property boasts a variety of outdoor amenities, including a covered back patio where you can enjoy your morning coffee or unwind in the evenings. The storage shed provides additional space for all your outdoor necessities, keeping your home clutter-free. For those with a boat or RV, the RV/boat cover is an invaluable feature. Situated just a stone's throw from BLINN College and only minutes from St. Joseph Hospital, this home offers unparalleled convenience for accessing the best of Bryan.

9. 2026-03-30
   price $275,000 941-char remark

   Show marketing remark (941 chars)

   Discover this delightful 3 bed, 2-bath homes nestled in the heart of Bryan, TX. This well-maintained home offers a comfortable and inviting open floor plan, seamlessly connecting spacious living areas with a warm and cozy atmosphere that's perfect for everyday living. Inside, you'll find a bright living room that flows effortlessly into the dining and kitchen areas, creating an ideal space for both intimate dinners and larger gatherings. This property boasts a variety of outdoor amenities, including a covered back patio where you can enjoy your morning coffee or unwind in the evenings. The storage shed provides additional space for all your outdoor necessities, keeping your home clutter-free. For those with a boat or RV, the RV/boat cover is an invaluable feature. Situated just a stone's throw from BLINN College and only minutes from St. Joseph Hospital, this home offers unparalleled convenience for accessing the best of Bryan.

10. 2026-03-11
    listed $285,000 Active 941-char remark

    Show marketing remark (941 chars)

    Discover this delightful 3 bed, 2-bath homes nestled in the heart of Bryan, TX. This well-maintained home offers a comfortable and inviting open floor plan, seamlessly connecting spacious living areas with a warm and cozy atmosphere that's perfect for everyday living. Inside, you'll find a bright living room that flows effortlessly into the dining and kitchen areas, creating an ideal space for both intimate dinners and larger gatherings. This property boasts a variety of outdoor amenities, including a covered back patio where you can enjoy your morning coffee or unwind in the evenings. The storage shed provides additional space for all your outdoor necessities, keeping your home clutter-free. For those with a boat or RV, the RV/boat cover is an invaluable feature. Situated just a stone's throw from BLINN College and only minutes from St. Joseph Hospital, this home offers unparalleled convenience for accessing the best of Bryan.

11. 2026-03-03
    listed $285,000 Active 1440-char remark

    Show marketing remark (1440 chars)

    Discover this delightful 3-bedroom, 2-bath residence nestled in the heart of Bryan, TX. This well-maintained home offers a comfortable and inviting open floor plan, seamlessly connecting spacious living areas with a warm and cozy atmosphere that's perfect for everyday living. Inside, you'll find a bright living room that flows effortlessly into the dining and kitchen areas, creating an ideal space for both intimate dinners and larger gatherings. The kitchen is efficiently designed with ample cabinet space and modern conveniences. The primary suite offers an ensuite bathroom and generous closet space, while the additional bedrooms provide flexibility for guests, a home office, or a hobby room. This property boasts a variety of outdoor amenities, including a covered back patio where you can enjoy your morning coffee or unwind in the evenings. The storage shed provides additional space for all your outdoor necessities, keeping your home clutter-free. For those with a boat or RV, the RV/boat cover is an invaluable feature. Situated just a stone's throw from BLINN College and only minutes from St. Joseph Hospital, this home offers unparalleled convenience for accessing the best of Bryan. Whether you're looking to invest in your first home or simply seeking a well-positioned retreat, this charming property has it all. Don't miss your opportunity to own a piece of Bryan charm with features that truly make this house a home.

ⓘ 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: $5,237 · $436/mo
• Projected year-2 tax: $5,237 · $436/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: $27,476
• − Mortgage interest: −$14,844
• − Property taxes: −$5,237
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$7,709
• Taxable loss: −$6,035
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $-83/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

-7.0% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $265,000 BCSRMLS
• 2026-05-01 Price Changed $265,000 HARMLS
• 2026-03-30 Price Changed $275,000 BCSRMLS
• 2026-03-30 Price Changed $275,000 HARMLS
• 2026-03-11 Listed $285,000 HARMLS
• 2026-03-03 Listed $285,000 BCSRMLS

Property tax history

+4.5%/yr

Latest (2025): $5,237 · +10.0% YoY. Source: county tax records.