1304 Wellington Ave · Bryan, TX 77803

$99,900

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 344 Days on market

Built 1945 5,749 sqft lot Est $196k · 49% under ↓ 38% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Investor Special! Unlock the potential of this hidden gem with a little TLC and your personal touch. Bring your tools and add some sweat equity to transform this property into the home of your dreams—or a lucrative investment! With endless possibilities, this is your chance to customize every detail to fit your vision. Don’t miss out on this opportunity!

Key facts

• 5,749 sq ft lot
• Built 1945
• Listed 344 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: Stephen F Austin (math 25% / reading 36%, grade F, #1,036 of 1,662 statewide, top 63%, 1,206 students, 76% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 ($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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1945 — 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. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.11%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $195,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Lowery St	0.31mi	3/2.0	979 (-4%)	14mo	$188,000	$192	62
606 Boulevard St	0.30mi	3/1.0	1,107 (+8%)	18mo	$175,000	$158	57
1113 Lowery St	0.32mi	3/2.0	940 (-8%)	15mo	$185,000	$197	56

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: 20.5%
• Equity multiple: 1.82×
• Total profit: $22,920
• Equity at exit: $14,895

10-year hold

• IRR: 27.6%
• Equity multiple: 3.26×
• Total profit: $63,249
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$524
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $655

Break-even live

Break-even rent $880

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $712	-5% $684	+0% $655	+5% $627	+10% $599
Rent	-10% $520	-5% $588	+0% $655	+5% $723	+10% $790
Rate	-1.0pp $706	-0.5pp $681	base $655	+0.5pp $629	+1.0pp $603

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2702 Montana Ave Bryan, TX	3.0	2.0	1305	$1,875	$1.44	44d	1	0.60mi
317 W Martin Luther King Junior St Bryan, TX	3.0	2.0	1207	$1,650	$1.37	22d	1	0.80mi
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	44d	1	0.85mi
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	44d	1	0.98mi
601 W 24th St Unit 112 Bryan, TX	2.0	2.0	1165	$1,600	$1.37	44d	1	0.98mi
2796 Buccaneer Trl Bryan, TX	3.0	2.0	1272	$1,950	$1.53	22d	1	1.06mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	14d	1	1.09mi
2408 Southside Dr Bryan, TX	3.0	1.5	1435	$1,399	$0.97	44d	1	1.34mi
207 N Preston Ave Bryan, TX	2.0	2.0	1100	$1,650	$1.50	22d	1	1.36mi
2107 Woodville Rd Bryan, TX	2.0	1.0	860	$1,650	$1.92	14d	1	1.47mi

Listing history 14 events

1. 2026-02-05
   status Pending

   Show marketing remark (368 chars)

   Investor Special! Unlock the potential of this hidden gem with a little TLC and your personal touch. Bring your tools and add some sweat equity to transform this property into the home of your dreams—or a lucrative investment! With endless possibilities, this is your chance to customize every detail to fit your vision. Don’t miss out on this opportunity!

2. 2026-02-05
   status Pending 368-char remark

   Show marketing remark (368 chars)

   Investor Special! Unlock the potential of this hidden gem with a little TLC and your personal touch. Bring your tools and add some sweat equity to transform this property into the home of your dreams—or a lucrative investment! With endless possibilities, this is your chance to customize every detail to fit your vision. Don’t miss out on this opportunity!

3. 2025-10-28
   price $99,900 368-char remark

   Show marketing remark (368 chars)

   Investor Special! Unlock the potential of this hidden gem with a little TLC and your personal touch. Bring your tools and add some sweat equity to transform this property into the home of your dreams—or a lucrative investment! With endless possibilities, this is your chance to customize every detail to fit your vision. Don’t miss out on this opportunity!

4. 2025-10-28
   price $99,900

   Show marketing remark (368 chars)

   Investor Special! Unlock the potential of this hidden gem with a little TLC and your personal touch. Bring your tools and add some sweat equity to transform this property into the home of your dreams—or a lucrative investment! With endless possibilities, this is your chance to customize every detail to fit your vision. Don’t miss out on this opportunity!

5. 2025-10-25
   status Active
6. 2025-10-24
   status Active 368-char remark

   Show marketing remark (368 chars)

   Investor Special! Unlock the potential of this hidden gem with a little TLC and your personal touch. Bring your tools and add some sweat equity to transform this property into the home of your dreams—or a lucrative investment! With endless possibilities, this is your chance to customize every detail to fit your vision. Don’t miss out on this opportunity!

7. 2025-10-10
   historical
8. 2025-02-10
   listed $115,000 Active
9. 2025-02-07
   listed $115,000 Active 368-char remark

   Show marketing remark (368 chars)

   Investor Special! Unlock the potential of this hidden gem with a little TLC and your personal touch. Bring your tools and add some sweat equity to transform this property into the home of your dreams—or a lucrative investment! With endless possibilities, this is your chance to customize every detail to fit your vision. Don’t miss out on this opportunity!

10. 2022-10-24
    listed $160,000
11. 2021-03-09
    soldstatus
12. 2021-03-09
    soldstatus
13. 2019-08-27
    soldstatus
14. 2016-03-14
    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: $1,555 · $130/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$274/yr (+$23/mo · 17.6%)

ⓘ 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: $20,512
• − Mortgage interest: −$5,596
• − Property taxes: −$1,555
• − Insurance: −$500
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$2,906
• Taxable income: $6,674
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $6,262/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

-37.6% since first listed

14 events — show timeline

• 2026-02-05 Pending — HARMLS
• 2026-02-05 Pending — BCSRMLS
• 2025-10-28 Price Changed $99,900 BCSRMLS
• 2025-10-28 Price Changed $99,900 HARMLS
• 2025-10-25 Relisted — HARMLS
• 2025-10-24 Relisted — BCSRMLS
• 2025-10-10 Listing Removed — HARMLS
• 2025-02-10 Listed $115,000 HARMLS
• 2025-02-07 Listed $115,000 BCSRMLS
• 2022-10-24 Listed $160,000 BCSRMLS
• 2021-03-09 Sold (Public Records) — Public Records
• 2021-03-09 Sold (Public Records) — Public Records
• 2019-08-27 Sold (Public Records) — Public Records
• 2016-03-14 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,555 · -6.6% YoY. Source: county tax records.