1413 Sandy Point Rd · Bryan, TX 77803

$165,000

4 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 13 Days on market

Built 1950 4,552 sqft lot $140/sqft · 19% below area Est $204k · 19% under

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Why this score? — see what drove the C+ 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• 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

Endless Possibilities in Prime Location! Recent Price Improvement! This commercially zoned property currently being used as a residence offers unlimited potential for investors, business owners, or those seeking a unique live/work opportunity. Featuring 3 bedrooms, 1 bathroom, and a bonus flex room currently serving as a fourth bedroom, this property provides flexibility to fit your vision. Perfectly situated just minutes from Historic Downtown Bryan, with easy access to Highways 21 and 6, you''ll also enjoy proximity to numerous retail centers, dining, and amenities. While the home could use some TLC and personal touches, it''s a blank canvas brimming with opportunity. Whether you''re looking to keep it as a rental, transform it into your business space, or reimagine it entirely, this property''s location and zoning make it a rare find in Bryan.

Key facts

• Proximity to dining
• Prime location
• Commercially zoned

Tags

• PRIME LOCATION
• COMMERCIALLY ZONED
• UNIQUE LIVE WORK OPPORTUNITY
• PROXIMITY TO RETAIL CENTERS
• PROXIMITY TO DINING
• PROXIMITY TO AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.0% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 42% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago 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 1950 — 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 $165,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (median comp): $203,945
• List price: $165,000
• Delta: -19.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Wallace St	0.37mi	3/2.0 (-1)	1,248 (+6%)	9mo	$220,000	$176	56
703 W 22nd St	0.51mi	3/2.0 (-1)	1,203 (+2%)	12mo	$237,000	$197	53
1003 South Dr	0.42mi	4/2.0	1,276 (+8%)	12mo	$238,500	$187	52
1805 Kinnard Ave Unit A	0.68mi	3/1.0 (-1)	1,120 (-5%)	11mo	$185,000	$165	46
1000 W 17th St	0.72mi	3/2.0 (-1)	1,280 (+9%)	3mo	$179,995	$141	40
806 Holt	0.64mi	3/2.0 (-1)	1,306 (+11%)	12mo	$89,000	$68	33
1105 Hall St	0.74mi	3/2.0 (-1)	1,317 (+12%)	5mo	$199,450	$151	33
909 N Randolph Ave	0.69mi	3/2.0 (-1)	1,306 (+11%)	19mo	$253,000	$194	24

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-14,391
• Equity at exit: $24,602

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,046
• 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: 7.6×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$865
• Tax from tax record: −$261 /mo · $3,135/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $237

Break-even live

Break-even rent $1,513

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $331	-5% $284	+0% $237	+5% $190	+10% $144
Rent	-10% $94	-5% $166	+0% $237	+5% $309	+10% $380
Rate	-1.0pp $320	-0.5pp $279	base $237	+0.5pp $194	+1.0pp $151

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	44d	1	0.63mi
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	44d	1	0.75mi
317 W Martin Luther King Junior St Bryan, TX	3.0	2.0	1207	$1,650	$1.37	21d	1	0.79mi
1112 Baker Ave Bryan, TX	3.0	1.0	900	$1,695	$1.88	44d	1	1.29mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	14d	1	1.34mi
2650 Beck St Bryan, TX	4.0	2.0	1244	$1,695	$1.36	14d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 13 DOM
2. 2026-06-17
   days on market $165,000 Active 12 DOM
3. 2026-06-16
   days on market $165,000 Active 11 DOM
4. 2026-06-15
   days on market $165,000 Active 10 DOM
5. 2026-06-14
   days on market $165,000 Active 8 DOM
6. 2026-06-13
   days on market $165,000 Active 7 DOM
7. 2026-06-10
   days on market $165,000 Active 5 DOM
8. 2026-06-09
   days on market $165,000 Active 4 DOM
9. 2026-06-08
   days on market $165,000 Active 3 DOM
10. 2026-06-07
    days on marketlisting id $165,000 Active 2 DOM
11. 2026-06-03
    days on market $165,000 Active 91 DOM
12. 2026-06-02
    days on market $165,000 Active 90 DOM
13. 2026-06-01
    days on market $165,000 Active 89 DOM
14. 2026-05-31
    days on market $165,000 Active 88 DOM
15. 2026-05-30
    days on market $165,000 Active 87 DOM
16. 2026-03-04
    listed $170,000 Active 858-char remark

    Show marketing remark (858 chars)

    Endless Possibilities in Prime Location! Recent Price Improvement! This commercially zoned property currently being used as a residence offers unlimited potential for investors, business owners, or those seeking a unique live/work opportunity. Featuring 3 bedrooms, 1 bathroom, and a bonus flex room currently serving as a fourth bedroom, this property provides flexibility to fit your vision. Perfectly situated just minutes from Historic Downtown Bryan, with easy access to Highways 21 and 6, you''ll also enjoy proximity to numerous retail centers, dining, and amenities. While the home could use some TLC and personal touches, it''s a blank canvas brimming with opportunity. Whether you''re looking to keep it as a rental, transform it into your business space, or reimagine it entirely, this property''s location and zoning make it a rare find in Bryan.

17. 2025-10-30
    price $170,000
18. 2025-08-28
    listed $175,000 Active
19. 2018-10-30
    listed $106,000
20. 1995-06-20
    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: $3,135 · $261/mo
• Projected year-2 tax: $3,135 · $261/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 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: $21,759
• − Mortgage interest: −$9,243
• − Property taxes: −$3,135
• − Insurance: −$825
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$4,800
• Taxable income: $275
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,780/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

+60.4% since first listed

5 events — show timeline

• 2026-03-04 Listed $170,000 BCSRMLS
• 2025-10-30 Price Changed $170,000 BCSRMLS
• 2025-08-28 Listed $175,000 BCSRMLS
• 2018-10-30 Listed $106,000 BCSRMLS
• 1995-06-20 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,135 · +3.6% YoY. Source: county tax records.