802-804 Navidad St · Bryan, TX 77801

$899,000

16 bd · 8.0 ba · 3,200 sqft · MultiFamily public records · 287 Days on market

Built 1979 0.29 ac lot

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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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

Key facts

• Acs serviced
• Roofs replaced
• Washer and dryer

Tags

• ROOFS REPLACED
• UNITS UPDATED
• WASHER AND DRYER
• ACS SERVICED
• WATER HEATERS SERVICED

What this means for you Summary

Snapshot

• This is a 16-bed/8.0-bath multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/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 $789k (12.2% below list).
• Recommended offer: $789k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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 flat; 122 active listings in the ZIP; lower-income renter base — watch delinquency; 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $7,892/mo this rent would consume 238% of the median local household income ($40k/yr) (locally 1465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 287 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $51k (5%) 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 $789,200 (12.2% below list)

Questions for the listing agent

1. It's been on market 287 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 1979 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-120,608
• Equity at exit: $134,044

10-year hold

• IRR: -7.9%
• Equity multiple: 0.54×
• Total profit: $-114,993
• Equity at exit: $77,729

Cash invested: $251,720 (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 77801

• Home prices YoY: -16.8%
• Rents YoY: 1.0%
• Active inventory: 122
• Price-to-rent: 75.9×

Monthly cashflow live

• Estimated rent: $7,892 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$502 /mo · $6,027/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,657
• Net cashflow: $643

Break-even live

Break-even rent $7,078

Max offer price $899,000

Occupancy floor 87%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$7,888
Total (8 units)			$7,892

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-30
   days on market $899,000 Active 287 DOM
2. 2026-05-02
   status Active 207-char remark

   Show marketing remark (207 chars)

   Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

3. 2026-02-01
   status Active 207-char remark

   Show marketing remark (207 chars)

   Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

4. 2026-01-15
   status Active 207-char remark

   Show marketing remark (207 chars)

   Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

5. 2026-01-01
   status Active 207-char remark

   Show marketing remark (207 chars)

   Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

6. 2025-12-13
   status Active 207-char remark

   Show marketing remark (207 chars)

   Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

7. 2025-12-13
   price $899,000 207-char remark

   Show marketing remark (207 chars)

   Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

8. 2025-10-10
   price $949,000 207-char remark

   Show marketing remark (207 chars)

   Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

9. 2025-08-11
   listed $949,900 Active 207-char remark

   Show marketing remark (207 chars)

   Fully-leased at over $8k per month. 8-units. All units are 2-bedroom 1-bathroom with washer and dryer. Roofs replaced in 2022. All units updated. ACs and water heaters serviced recently. Message for details.

10. 2025-02-01
    listed $949,900 Active
11. 2024-12-03
    listed $975,000 Active
12. 2024-06-15
    historical $1,100
13. 2024-04-16
    listed $1,100
14. 2022-11-16
    soldstatus
15. 2011-08-04
    soldstatus
16. 1996-12-09
    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: $6,027 · $502/mo
• Projected year-2 tax: $16,452 · $1,371/mo
• Expected delta: +$10,425/yr (+$869/mo · 173.0%)

ⓘ 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: $94,704
• − Mortgage interest: −$50,358
• − Property taxes: −$6,027
• − Insurance: −$4,495
• − Repairs & maintenance: −$7,576
• − Management: −$7,576
• − Depreciation: −$26,153
• Taxable loss: −$7,481
• Est. tax savings @ 24.0%: +$1,795
• After-tax cash flow: $9,516/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): 15,461
• Household income: $39,846
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 1465.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 34% Black 17% Two or more races 13% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -54.39%
• Current HPI: 269.7483
• Rent YoY: ▲ 0.99%
• 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

+81627.3% since first listed

15 events — show timeline

• 2026-05-02 Relisted — BCSRMLS
• 2026-02-01 Relisted — BCSRMLS
• 2026-01-15 Relisted — BCSRMLS
• 2026-01-01 Relisted — BCSRMLS
• 2025-12-13 Relisted — BCSRMLS
• 2025-12-13 Price Changed $899,000 BCSRMLS
• 2025-10-10 Price Changed $949,000 BCSRMLS
• 2025-08-11 Listed $949,900 BCSRMLS
• 2025-02-01 Listed $949,900 BCSRMLS
• 2024-12-03 Listed $975,000 BCSRMLS
• 2024-06-15 Rental Removed $1,100 RENTSPREE
• 2024-04-16 Listed for Rent $1,100 RENTSPREE
• 2022-11-16 Sold (Public Records) — Public Records
• 2011-08-04 Sold (Public Records) — Public Records
• 1996-12-09 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $6,027 · +10.5% YoY. Source: county tax records.