1807 Mcarthur Ave · Bryan, TX 77803

$165,000

2 bd · 1.0 ba · 1,481 sqft · SingleFamily public records · 621 Days on market

Built 1955 8,006 sqft lot ↓ 3% 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).

• Cash flow +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• 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

Unlock the Potential of This Fixer-Upper on McArthur Ave! Are you ready to roll up your sleeves and transform a property into your dream home? This charming duplex offers incredible potential with a spacious 3-bedroom, 2-bath layout on one side and a cozy 2-bedroom, 1-bath on the other. With plenty of room for cosmetic and functional upgrades, this property is ideal for investors or anyone eager to create a personalized space that truly reflects their style. While needing a good deal of cosmetic work this house has great bones and plenty of room to make it your own. Priced to sell, this home is a fantastic opportunity you won’t want to miss. Schedule your visit today and start envisioning the possibilities!

Key facts

• 8,006 sq ft lot
• Built 1955
• Listed 620 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $32 ($382/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (8.9% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 621 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 621 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $100,708
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Holt	0.58mi	3/2.0 (+1)	1,306 (-12%)	12mo	$89,000	$68	34

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-27,016
• Equity at exit: $24,602

10-year hold

• IRR: -11.7%
• Equity multiple: 0.35×
• Total profit: $-30,080
• Equity at exit: $14,266

Cash invested: $46,200 (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 77803

• Home prices YoY: -30.1%
• Rents YoY: 1.4%
• Active inventory: 288
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$865
• Tax from tax record: −$222 /mo · $2,663/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $32

Break-even live

Break-even rent $1,463

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $79	+0% $32	+5% $-15	+10% $-62
Rent	-10% $-87	-5% $-28	+0% $32	+5% $91	+10% $151
Rate	-1.0pp $115	-0.5pp $74	base $32	+0.5pp $-11	+1.0pp $-54

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 S Sims Ave Bryan, TX	2.0	1.0	918	$1,150	$1.25	22d	1	0.90mi
3301 Providence Ave Bryan, TX	1.0–3.0	1.0–2.0	875	$849	$0.97	44d	1	0.99mi
601 W 24th St Unit 112 Bryan, TX	2.0	2.0	1165	$1,600	$1.37	44d	1	1.04mi
104 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	44d	1	1.08mi
106 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	22d	1	1.08mi
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	44d	1	1.16mi
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	44d	1	1.20mi
317 W Martin Luther King Junior St Bryan, TX	3.0	2.0	1207	$1,650	$1.37	22d	1	1.35mi
1112 Baker Ave Bryan, TX	3.0	1.0	900	$1,695	$1.88	44d	1	1.37mi
514 E 30th St Unit B1 Bryan, TX	2.0	1.5	879	$875	$1.00	45d	1	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $165,000 Active 621 DOM
2. 2026-06-18
   days on market $165,000 Active 618 DOM
3. 2026-06-17
   days on market $165,000 Active 617 DOM
4. 2026-06-16
   days on market $165,000 Active 616 DOM
5. 2026-06-15
   days on market $165,000 Active 615 DOM
6. 2026-06-14
   days on market $165,000 Active 613 DOM
7. 2026-06-13
   days on market $165,000 Active 612 DOM
8. 2026-06-10
   days on market $165,000 Active 610 DOM
9. 2026-06-09
   days on market $165,000 Active 609 DOM
10. 2026-06-08
    days on market $165,000 Active 608 DOM
11. 2026-06-07
    days on market $165,000 Active 607 DOM
12. 2026-06-03
    days on market $165,000 Active 603 DOM
13. 2026-06-02
    days on market $165,000 Active 602 DOM
14. 2026-06-01
    days on market $165,000 Active 601 DOM
15. 2026-05-31
    days on market $165,000 Active 600 DOM
16. 2026-05-30
    days on market $165,000 Active 599 DOM
17. 2026-02-04
    soldstatus
18. 2024-12-03
    price $165,000 723-char remark

    Show marketing remark (723 chars)

    Unlock the Potential of This Fixer-Upper on McArthur Ave! Are you ready to roll up your sleeves and transform a property into your dream home? This charming duplex offers incredible potential with a spacious 3-bedroom, 2-bath layout on one side and a cozy 2-bedroom, 1-bath on the other. With plenty of room for cosmetic and functional upgrades, this property is ideal for investors or anyone eager to create a personalized space that truly reflects their style. While needing a good deal of cosmetic work this house has great bones and plenty of room to make it your own. Priced to sell, this home is a fantastic opportunity you won’t want to miss. Schedule your visit today and start envisioning the possibilities!

19. 2024-10-09
    listed $170,000 Active 723-char remark

    Show marketing remark (723 chars)

    Unlock the Potential of This Fixer-Upper on McArthur Ave! Are you ready to roll up your sleeves and transform a property into your dream home? This charming duplex offers incredible potential with a spacious 3-bedroom, 2-bath layout on one side and a cozy 2-bedroom, 1-bath on the other. With plenty of room for cosmetic and functional upgrades, this property is ideal for investors or anyone eager to create a personalized space that truly reflects their style. While needing a good deal of cosmetic work this house has great bones and plenty of room to make it your own. Priced to sell, this home is a fantastic opportunity you won’t want to miss. Schedule your visit today and start envisioning the possibilities!

20. 2023-06-08
    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: $2,663 · $222/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$357/yr (+$30/mo · 13.4%)

ⓘ 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: $18,042
• − Mortgage interest: −$9,243
• − Property taxes: −$2,663
• − Insurance: −$825
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,800
• Taxable loss: −$2,375
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $952/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

-2.9% since first listed

4 events — show timeline

• 2026-02-04 Sold (Public Records) — Public Records
• 2024-12-03 Price Changed $165,000 BCSRMLS
• 2024-10-09 Listed $170,000 BCSRMLS
• 2023-06-08 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,663 · -6.0% YoY. Source: county tax records.