1207 E 27th St · Bryan, TX 77803

$235,000

3 bd · 2.0 ba · 2,352 sqft · SingleFamily public records · 162 Days on market

Built 1938 9,147 sqft lot $100/sqft · 20% below area Est $294k · 20% under ↓ 4% since listing

---

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 +7.4/30.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

207 E 27th Street blends farmhouse charm with space and potential in the heart of Bryan. Set on a nice oversized lot, the home features a cute farmhouse-style exterior, large bedrooms, and a cozy fireplace that anchors the living space. Inside, you’ll find a separate dining room, a large laundry room, and a layout that works for everyday living. The fenced backyard adds privacy and flexibility for entertaining, pets, or future plans. Located just minutes from Downtown Bryan and Texas Avenue, this property offers a strong location with tons of potential in an established neighborhood. Charm on the outside, space on the inside, and plenty of room to make it your own.

Key facts

• Separate dining room
• Large laundry room
• Oversized lot

Tags

• OVERSIZED LOT
• SEPARATE DINING ROOM
• LARGE LAUNDRY ROOM
• FENCED BACKYARD
• STRONG LOCATION
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (20.1% below list).
• Recommended offer: $182k (22.4% below list) — sets the bar for cash-flow.

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 at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 43% 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 $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 162 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1938 — 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 $182,337 (22.4% 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. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — 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: 0.80% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 10.4

CMA / ARV

• ARV (median comp): $294,441
• List price: $235,000
• Delta: -20.19%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Hoppess St	0.25mi	4/3.0 (+1)	2,402 (+2%)	12mo	$299,900	$125	66
1509 Brook Hollow Dr	0.70mi	4/2.5 (+1)	2,300 (-2%)	6mo	$349,900	$152	52

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: -27.5%
• Equity multiple: 0.09×
• Total profit: $-59,862
• Equity at exit: $35,039

10-year hold

• IRR: -33.1%
• Equity multiple: -0.33×
• Total profit: $-87,675
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$450 /mo · $5,406/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-298

Break-even live

Break-even rent $2,254

Max offer price $182,337

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 E 28th St Bryan, TX	2.0	2.0	1777	$1,550	$0.87	43d	1	0.33mi
1815 Gettysburg Ln Unit 1328085P Bryan, TX	3.0	2.0	1603	$3,721	$2.32	20d	1	0.47mi
807 S Coulter Dr Bryan, TX	4.0	3.0	2154	$2,250	$1.04	43d	1	0.48mi
509 E Pruitt St Bryan, TX	4.0	4.0	2052	$2,200	$1.07	13d	1	0.87mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	13d	1	1.07mi
605 W 27th St Bryan, TX	3.0	2.0	2660	$1,000	$0.38	20d	1	1.15mi
908 Water Locust Dr Bryan, TX	3.0	3.0	1658	$1,800	$1.09	13d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $235,000 Active 162 DOM
2. 2026-06-17
   days on market $235,000 Active 161 DOM
3. 2026-06-16
   days on market $235,000 Active 160 DOM
4. 2026-06-15
   days on market $235,000 Active 159 DOM
5. 2026-06-14
   days on market $235,000 Active 157 DOM
6. 2026-06-13
   days on market $235,000 Active 156 DOM
7. 2026-06-10
   days on market $235,000 Active 154 DOM
8. 2026-06-09
   days on market $235,000 Active 153 DOM
9. 2026-06-09
   status $235,000 Active 152 DOM
10. 2026-06-02
    status $235,000 Pending 152 DOM
11. 2026-06-01
    days on market $235,000 Active 152 DOM
12. 2026-05-31
    days on market $235,000 Active 151 DOM
13. 2026-05-30
    days on market $235,000 Active 150 DOM
14. 2026-05-04
    price $235,000 679-char remark

    Show marketing remark (679 chars)

    207 E 27th Street blends farmhouse charm with space and potential in the heart of Bryan. Set on a nice oversized lot, the home features a cute farmhouse-style exterior, large bedrooms, and a cozy fireplace that anchors the living space. Inside, you’ll find a separate dining room, a large laundry room, and a layout that works for everyday living. The fenced backyard adds privacy and flexibility for entertaining, pets, or future plans. Located just minutes from Downtown Bryan and Texas Avenue, this property offers a strong location with tons of potential in an established neighborhood. Charm on the outside, space on the inside, and plenty of room to make it your own.

15. 2026-05-04
    price $235,000 679-char remark

    Show marketing remark (679 chars)

    207 E 27th Street blends farmhouse charm with space and potential in the heart of Bryan. Set on a nice oversized lot, the home features a cute farmhouse-style exterior, large bedrooms, and a cozy fireplace that anchors the living space. Inside, you’ll find a separate dining room, a large laundry room, and a layout that works for everyday living. The fenced backyard adds privacy and flexibility for entertaining, pets, or future plans. Located just minutes from Downtown Bryan and Texas Avenue, this property offers a strong location with tons of potential in an established neighborhood. Charm on the outside, space on the inside, and plenty of room to make it your own.

16. 2025-12-31
    listed $245,000 Active 679-char remark

    Show marketing remark (679 chars)

    207 E 27th Street blends farmhouse charm with space and potential in the heart of Bryan. Set on a nice oversized lot, the home features a cute farmhouse-style exterior, large bedrooms, and a cozy fireplace that anchors the living space. Inside, you’ll find a separate dining room, a large laundry room, and a layout that works for everyday living. The fenced backyard adds privacy and flexibility for entertaining, pets, or future plans. Located just minutes from Downtown Bryan and Texas Avenue, this property offers a strong location with tons of potential in an established neighborhood. Charm on the outside, space on the inside, and plenty of room to make it your own.

17. 2025-12-26
    listed $245,000 Active 679-char remark

    Show marketing remark (679 chars)

    207 E 27th Street blends farmhouse charm with space and potential in the heart of Bryan. Set on a nice oversized lot, the home features a cute farmhouse-style exterior, large bedrooms, and a cozy fireplace that anchors the living space. Inside, you’ll find a separate dining room, a large laundry room, and a layout that works for everyday living. The fenced backyard adds privacy and flexibility for entertaining, pets, or future plans. Located just minutes from Downtown Bryan and Texas Avenue, this property offers a strong location with tons of potential in an established neighborhood. Charm on the outside, space on the inside, and plenty of room to make it your own.

18. 2007-11-12
    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: $5,406 · $450/mo
• Projected year-2 tax: $5,406 · $450/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: $22,521
• − Mortgage interest: −$13,164
• − Property taxes: −$5,406
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$6,836
• Taxable loss: −$7,663
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-1,738/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

-4.1% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $235,000 BCSRMLS
• 2026-05-04 Price Changed $235,000 HARMLS
• 2025-12-31 Listed $245,000 HARMLS
• 2025-12-26 Listed $245,000 BCSRMLS
• 2007-11-12 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $5,406 · +10.0% YoY. Source: county tax records.