905 N Parker Ave · Bryan, TX 77803

$135,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 1 Days on market

Built 1940 6,612 sqft lot $112/sqft · 33% below area Est $203k · 33% under ↓ 7% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• 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

Prime Development Opportunity Near Vibrant Downtown Bryan! This charming 1940s era home beckons with timeless appeal and endless potential - ideal for a clean slate redevelopment. Unlock the full potential of this property located just minutes from the heart of downtown Bryan. This commercially zoned lot offers a rare chance to build your vision in one of the fastest-growing and most dynamic areas in the region. This location puts you right where the action is surrounded by thriving businesses, restaurants, and a strong sense of community. Walking distance to downtown Bryan’s shops, eateries, and entertainment. Easy access to major roads and Texas A & M University. Endless development possibilities - build new and make it yours. Invest in Bryan’s booming future, opportunities like this don’t come around often!

Key facts

• 6,612 sq ft lot
• Built 1940

Tags

• DEVELOPMENT OPPORTUNITY
• COMMERCIALLY ZONED LOT
• WALKING DISTANCE TO DOWNTOWN
• EASY ACCESS TO MAJOR ROADS
• NEAR TEXAS A AND M UNIVERSITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.1% 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 37% 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 $933 of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $135,000

Questions for the listing agent

1. Built in 1940 — 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: 1.18% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (median comp): $202,556
• List price: $135,000
• Delta: -33.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5401 Bear Run	0.13mi	3/2.0	1,263 (+5%)	5mo	$320,825	$254	78
418 E 17th St	0.36mi	3/2.0	1,200 (-0%)	10mo	$165,000	$138	70
703 W 22nd St	0.41mi	3/2.0	1,203 (-0%)	12mo	$237,000	$197	67
1105 Hall St	0.33mi	3/2.0	1,317 (+9%)	5mo	$199,450	$151	61
1000 W 17th St	0.52mi	3/2.0	1,280 (+6%)	3mo	$179,995	$141	59
910 N Preston Ave	0.44mi	3/2.0	1,200 (-0%)	19mo	$239,900	$200	59
909 N Randolph Ave	0.26mi	3/2.0	1,306 (+8%)	19mo	$253,000	$194	54
1204 Military Dr	0.68mi	3/2.0	1,212 (+1%)	13mo	$219,900	$181	52
606 Boulevard St	0.49mi	3/1.0	1,107 (-8%)	18mo	$175,000	$158	48
1216 W 17th St	0.72mi	3/2.0	1,198 (-0%)	17mo	$234,900	$196	47
403 Robertson St	0.69mi	2/1.0 (-1)	1,337 (+11%)	14mo	$89,999	$67	33

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,001
• Equity at exit: $20,129

10-year hold

• IRR: 5.0%
• Equity multiple: 1.34×
• Total profit: $12,935
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$708
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $319

Break-even live

Break-even rent $1,194

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 W Martin Luther King Junior St Bryan, TX	3.0	2.0	1207	$1,650	$1.37	21d	1	0.09mi
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	44d	1	0.28mi
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	44d	1	0.29mi
601 W 24th St Unit 112 Bryan, TX	2.0	2.0	1165	$1,600	$1.37	44d	1	0.41mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	14d	1	0.47mi
207 N Preston Ave Bryan, TX	2.0	2.0	1100	$1,650	$1.50	21d	1	0.58mi
1300 Baker Ave Bryan, TX	2.0	1.0	850	$970	$1.14	13d	1	0.89mi
514 E 30th St Unit B1 Bryan, TX	2.0	1.5	879	$875	$1.00	44d	1	0.90mi
700 S Sims Ave Bryan, TX	2.0	1.0	918	$1,150	$1.25	21d	1	0.92mi
106 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	21d	1	0.94mi
1112 Baker Ave Bryan, TX	3.0	1.0	900	$1,695	$1.88	44d	1	0.95mi
104 W 33rd St Bryan, TX	2.0	2.5	1204	$1,850	$1.54	44d	1	0.95mi
702 Academy St Bryan, TX	2.0	1.5	920	$1,400	$1.52	44d	1	1.00mi
1316 Antone St Unit B Bryan, TX	2.0	1.0	1132	$850	$0.75	44d	1	1.18mi
1318 Antone St Bryan, TX	2.0	1.0	1132	$900	$0.80	44d	1	1.18mi
2702 Montana Ave Bryan, TX	3.0	2.0	1305	$1,875	$1.44	44d	1	1.20mi
611 S Ennis St Apt 37 Bryan, TX	2.0	1.5	1052	$995	$0.95	44d	1	1.23mi
318 Frontier Dr Unit B Bryan, TX	2.0	1.0	795	$999	$1.26	21d	1	1.29mi
1326 Prairie Dr Bryan, TX	2.0–3.0	2.0–3.0	1167	$1,745	$1.50	21d	1	1.46mi
3130 E Villa Maria Rd Bryan, TX	1.0–3.0	1.0	810	$1,169	$1.44	13d	10	1.47mi

Listing history 6 events

1. 2026-06-17
   days on marketlisting id $135,000 Active 1 DOM
2. 2026-05-31
   days on market $135,000 Active 374 DOM
3. 2026-05-30
   days on market $135,000 Active 373 DOM
4. 2025-09-02
   price $135,000 844-char remark

   Show marketing remark (844 chars)

   Prime Development Opportunity Near Vibrant Downtown Bryan! This charming 1940s era home beckons with timeless appeal and endless potential - ideal for a clean slate redevelopment. Unlock the full potential of this property located just minutes from the heart of downtown Bryan. This commercially zoned lot offers a rare chance to build your vision in one of the fastest-growing and most dynamic areas in the region. This location puts you right where the action is surrounded by thriving businesses, restaurants, and a strong sense of community. Walking distance to downtown Bryan’s shops, eateries, and entertainment. Easy access to major roads and Texas A & M University. Endless development possibilities - build new and make it yours. Invest in Bryan’s booming future, opportunities like this don’t come around often!

5. 2025-05-22
   listed $145,000 Active 844-char remark

   Show marketing remark (844 chars)

   Prime Development Opportunity Near Vibrant Downtown Bryan! This charming 1940s era home beckons with timeless appeal and endless potential - ideal for a clean slate redevelopment. Unlock the full potential of this property located just minutes from the heart of downtown Bryan. This commercially zoned lot offers a rare chance to build your vision in one of the fastest-growing and most dynamic areas in the region. This location puts you right where the action is surrounded by thriving businesses, restaurants, and a strong sense of community. Walking distance to downtown Bryan’s shops, eateries, and entertainment. Easy access to major roads and Texas A & M University. Endless development possibilities - build new and make it yours. Invest in Bryan’s booming future, opportunities like this don’t come around often!

6. 2025-04-25
   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: $2,152 · $179/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$318/yr (+$27/mo · 14.8%)

ⓘ 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: $19,182
• − Mortgage interest: −$7,562
• − Property taxes: −$2,152
• − Insurance: −$675
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,927
• Taxable income: $1,796
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $3,400/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

-6.9% since first listed

3 events — show timeline

• 2025-09-02 Price Changed $135,000 BCSRMLS
• 2025-05-22 Listed $145,000 BCSRMLS
• 2025-04-25 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,152 · +10.0% YoY. Source: county tax records.