402 Hill St · Bryan, TX 77803

$220,000

4 bd · 2.0 ba · 1,792 sqft · MultiFamily public records · 16 Days on market

Built 1945 5,314 sqft lot

---

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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention Investors! This listing includes two duplexes and a triplex located right next to the desirable Historic Downtown Bryan area. These properties are stabilized assets in a prime location, totaling 7 units that are fully leased and ready to perform. Each of the units are comprised of 2 bedrooms and 1 bath. Extensive updates were completed in 2025, including full electrical, plumbing, and cosmetic overhauls. The interiors have been fully refreshed with kitchen and bathroom renovations across the entire portfolio, featuring granite countertops, updated cabinetry, and new flooring and paint. New electrical appliances and AC window units are also in place. Currently fully leased with a strong rental history and no HOA, this package is collecting approximately $7,154/month ($85,848/yr) in rental income. Do not miss this well performing, well located asset blocks away from downtown Bryan and only 10 minutes to Texas A & M.

Key facts

• Bathroom renovations
• New flooring
• Updated cabinetry

Tags

• DEDICATED PARKING
• PRIVATE BACKYARD SPACE
• KITCHEN RENOVATIONS
• BATHROOM RENOVATIONS
• UPDATED CABINETRY
• NEW FLOORING

Property features AI

Finance

• Financial info: Unit rents: one unit rented for $1,100 and another for $1,000

Exterior

• Parking: 2 parking spaces
• Home design: Residential income duplex
• Construction: Wood siding construction
• Exterior features: Partial privacy wood fencing; Composition shingle roof

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Vinyl
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Space heater; Ceiling fans; Window air conditioning units
• Interior features: Unfurnished; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive. Per door: $187/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• At $2,398/mo this rent would consume 55% of the median local household income ($52k/yr) (locally 1094% 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 $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 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-15,478
• Equity at exit: $32,803

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,568
• Equity at exit: $19,022

Cash invested: $61,600 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $375

Break-even live

Break-even rent $1,924

Max offer price $220,000

Occupancy floor 79%

Sensitivity live

Price	-10% $499	-5% $437	+0% $375	+5% $312	+10% $250
Rent	-10% $185	-5% $280	+0% $375	+5% $469	+10% $564
Rate	-1.0pp $486	-0.5pp $431	base $375	+0.5pp $318	+1.0pp $260

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,398
Total (2 units)			$2,398

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 E Pruitt St Bryan, TX	4.0	4.0	2052	$2,200	$1.07	15d	1	0.51mi
807 S Coulter Dr Bryan, TX	4.0	3.0	2154	$2,250	$1.04	45d	1	0.68mi
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	45d	1	0.76mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	15d	1	0.76mi
1815 Gettysburg Ln Unit 1328085P Bryan, TX	3.0	2.0	1603	$3,721	$2.32	22d	1	0.96mi
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	15d	1	0.96mi
1503 Hollow Hill Dr Unit A Bryan, TX	3.0	3.0	1364	$1,550	$1.14	45d	1	0.96mi
1326 Prairie Dr Bryan, TX	2.0–3.0	2.0–3.0	1167	$1,745	$1.50	22d	1	1.13mi
1802 Carter Creek Pkwy Unit 1328069P Bryan, TX	5.0	2.0	2443	$4,457	$1.82	15d	1	1.17mi
1803 S College Ave Bryan, TX	3.0	3.0	1760	$1,800	$1.02	15d	1	1.27mi
908 Water Locust Dr Bryan, TX	3.0	3.0	1658	$1,800	$1.09	15d	1	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $220,000 Active 16 DOM
2. 2026-06-18
   days on market $220,000 Active 13 DOM
3. 2026-06-17
   price $220,000 Active 12 DOM
4. 2026-06-17
   days on market $210,000 Active 12 DOM
5. 2026-06-16
   days on market $210,000 Active 11 DOM
6. 2026-06-15
   days on market $210,000 Active 10 DOM
7. 2026-06-14
   days on market $210,000 Active 8 DOM
8. 2026-06-13
   days on market $210,000 Active 7 DOM
9. 2026-06-10
   days on market $210,000 Active 5 DOM
10. 2026-06-09
    days on market $210,000 Active 4 DOM
11. 2026-06-08
    days on market $210,000 Active 3 DOM
12. 2026-06-07
    pricedays on marketlisting id $210,000 Active 2 DOM
13. 2026-06-03
    days on market $699,900 Active 42 DOM
14. 2026-06-02
    days on market $699,900 Active 41 DOM
15. 2026-06-01
    days on market $699,900 Active 40 DOM
16. 2026-05-31
    days on market $699,900 Active 39 DOM
17. 2026-05-30
    days on market $699,900 Active 38 DOM
18. 2026-04-22
    listed $715,000 Active 941-char remark

    Show marketing remark (941 chars)

    Attention Investors! This listing includes two duplexes and a triplex located right next to the desirable Historic Downtown Bryan area. These properties are stabilized assets in a prime location, totaling 7 units that are fully leased and ready to perform. Each of the units are comprised of 2 bedrooms and 1 bath. Extensive updates were completed in 2025, including full electrical, plumbing, and cosmetic overhauls. The interiors have been fully refreshed with kitchen and bathroom renovations across the entire portfolio, featuring granite countertops, updated cabinetry, and new flooring and paint. New electrical appliances and AC window units are also in place. Currently fully leased with a strong rental history and no HOA, this package is collecting approximately $7,154/month ($85,848/yr) in rental income. Do not miss this well performing, well located asset blocks away from downtown Bryan and only 10 minutes to Texas A & M.

19. 2022-05-29
    price $800
20. 2014-09-02
    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: $3,292 · $274/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$734/yr (+$61/mo · 22.3%)

ⓘ 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 · 23 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: $28,776
• − Mortgage interest: −$12,323
• − Property taxes: −$3,292
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$6,400
• Taxable income: $1,056
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $4,243/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

-69.2% since first listed

6 events — show timeline

• 2026-06-11 Price Changed $220,000 BCSRMLS
• 2026-06-05 Listed $210,000 BCSRMLS
• 2026-05-28 Price Changed $699,900 BCSRMLS
• 2026-04-22 Listed $715,000 BCSRMLS
• 2022-05-29 Price Changed $800 RENT.
• 2014-09-02 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,292 · +8.8% YoY. Source: county tax records.