600 W Wm J Bryan Pkwy · Bryan, TX 77803

$130,000

2 bd · 1.0 ba · 1,752 sqft · SingleFamily public records · 24 Days on market

Built 1935 Fair condition 5,750 sqft lot $74/sqft · 39% below area Est $214k · 39% under ↓ 35% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits just minutes from the Historic Downtown Bryan, TX. area. This 2b/1b bungalow has a presence of its own. Built in 1935, it carries a timeless charm and is offered as-is. This opportunity represents a chance to bring new life to this home while honoring its original character. Call to schedule you're viewing today!

Key facts

• 5,750 sq ft lot
• Built 1935
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Neal El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 366 students, 94% FRL); 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); 340 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 38% 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 $899 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1935 — 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $214,060
• List price: $130,000
• Delta: -21.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Bamboo St	1.04mi	3/1.0 (+1)	1,744 (-0%)	18mo	$125,000	$72	44
1910 Palasota Dr	0.86mi	3/2.5 (+1)	1,789 (+2%)	11mo	$239,900	$134	41
5421 Bear Run	0.48mi	3/2.0 (+1)	1,415 (-19%)	5mo	$263,010	$186	39
5407 Bear Run	0.48mi	3/2.0 (+1)	1,415 (-19%)	7mo	$278,215	$197	37
712 E 28th St	0.76mi	3/3.0 (+1)	1,476 (-16%)	5mo	$275,000	$186	23
1112 Winter St	1.07mi	3/2.0 (+1)	1,410 (-20%)	12mo	$220,000	$156	21

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,055
• Equity at exit: $19,383

10-year hold

• IRR: 10.2%
• Equity multiple: 1.74×
• Total profit: $26,812
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 2 under contract
• Months of supply: 28.0 mo (4%/mo absorbed)
• Median asking: $262,750 ($184/sqft)
• Median days on market: 78 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -33.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77803

• Home prices YoY: -30.1%
• Rents YoY: 1.4%
• Active inventory: 340
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $419

Break-even live

Break-even rent $1,139

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $493	-5% $456	+0% $419	+5% $382	+10% $345
Rent	-10% $287	-5% $353	+0% $419	+5% $485	+10% $551
Rate	-1.0pp $485	-0.5pp $452	base $419	+0.5pp $385	+1.0pp $351

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	93d	1	0.16mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	62d	1	0.81mi
814 E 28th St Bryan, TX	2.0	2.0	1777	$1,550	$0.87	93d	1	0.85mi

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public waterPublic sewerElectricity availableNatural gas availableSewer availableWater available
• Home design: Single family residenceResidential property
• Construction: Frame constructionPillar/post/pier foundationComposition/shingle roof
• Exterior features: Wood fencingGazeboCorner lot

Interior

• Kitchen: Gas rangeRefrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heaterCeiling fans for coolingWindow unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Gas water heaterWater heater

Listing history 50 events

1. 2026-08-08
   days on market $130,000 Active 24 DOM
2. 2026-08-07
   days on market $130,000 Active 23 DOM
3. 2026-08-06
   days on market $130,000 Active 22 DOM
4. 2026-08-05
   days on market $130,000 Active 21 DOM
5. 2026-08-04
   days on market $130,000 Active 20 DOM
6. 2026-08-03
   days on market $130,000 Active 19 DOM
7. 2026-07-31
   days on market $130,000 Active 16 DOM
8. 2026-07-29
   days on market $130,000 Active 14 DOM
9. 2026-07-27
   days on market $130,000 Active 12 DOM
10. 2026-07-25
    days on market $130,000 Active 10 DOM
11. 2026-07-23
    days on market $130,000 Active 8 DOM
12. 2026-07-22
    days on market $130,000 Active 7 DOM
13. 2026-07-21
    days on market $130,000 Active 6 DOM
14. 2026-07-18
    days on market $130,000 Active 3 DOM
15. 2026-07-16
    pricedays on marketlisting id $130,000 Active 1 DOM
16. 2026-07-14
    days on market $169,000 Active 125 DOM
17. 2026-07-13
    days on market $169,000 Active 124 DOM
18. 2026-07-12
    days on market $169,000 Active 123 DOM
19. 2026-07-11
    days on market $169,000 Active 122 DOM
20. 2026-07-10
    days on market $169,000 Active 121 DOM
21. 2026-07-09
    days on market $169,000 Active 120 DOM
22. 2026-07-07
    days on market $169,000 Active 118 DOM
23. 2026-07-06
    days on market $169,000 Active 117 DOM
24. 2026-07-05
    days on market $169,000 Active 116 DOM
25. 2026-07-04
    days on market $169,000 Active 115 DOM
26. 2026-07-03
    days on market $169,000 Active 114 DOM
27. 2026-07-02
    days on market $169,000 Active 113 DOM
28. 2026-07-01
    days on market $169,000 Active 112 DOM
29. 2026-06-30
    days on market $169,000 Active 111 DOM
30. 2026-06-29
    days on market $169,000 Active 110 DOM
31. 2026-06-28
    days on market $169,000 Active 109 DOM
32. 2026-06-28
    days on market $169,000 Active 108 DOM
33. 2026-06-27
    days on market $169,000 Active 107 DOM
34. 2026-06-25
    days on market $169,000 Active 105 DOM
35. 2026-06-23
    days on market $169,000 Active 103 DOM
36. 2026-06-21
    days on market $169,000 Active 102 DOM
37. 2026-06-18
    days on market $169,000 Active 99 DOM
38. 2026-06-17
    days on market $169,000 Active 98 DOM
39. 2026-06-16
    days on market $169,000 Active 97 DOM
40. 2026-06-15
    days on market $169,000 Active 96 DOM
41. 2026-06-14
    days on market $169,000 Active 94 DOM
42. 2026-06-13
    days on market $169,000 Active 93 DOM
43. 2026-06-10
    days on market $169,000 Active 91 DOM
44. 2026-06-09
    days on market $169,000 Active 90 DOM
45. 2026-06-08
    days on market $169,000 Active 89 DOM
46. 2026-06-07
    days on market $169,000 Active 88 DOM
47. 2026-06-03
    days on market $169,000 Active 84 DOM
48. 2026-06-02
    days on market $169,000 Active 83 DOM
49. 2026-06-01
    days on market $169,000 Active 82 DOM
50. 2026-05-31
    days on market $169,000 Active 81 DOM

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$416/yr (+$35/mo · 21.2%)

ⓘ 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 3/10 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: $20,029
• − Mortgage interest: −$7,282
• − Property taxes: −$1,963
• − Insurance: −$650
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$3,782
• Taxable income: $3,147
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $4,273/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $43,800–$78,840 screening

This 1935 bungalow requires moderate repairs and maintenance to improve its curb appeal and value. Fresh paint and landscaping can significantly enhance its resale and rental potential.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Major Windows (windows) — Visible damage to window frames and glass
• Major Electrical (electrical) — Exposed wiring and damaged electrical boxes
• Major Exterior (exterior) — Peeling paint, damaged siding, and structural issues
• Major Plumbing (plumbing) — Exposed pipes and damaged fixtures

Repairs flagged

• Major Paint — Peeling paint on exterior
• Major Landscaping — Overgrown vegetation
• Minor Exterior siding — Slight discoloration

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants ↑
• Both Paint interior — Fresh paint inside can improve both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Neal El F TX #3,052/4,322 Nat'l #30,133/41,679 Middle Arthur L Davila Middle F TX #911/1,662 Nat'l #7,937/14,009 High James Earl Rudder H S F TX #1,389/1,632 Nat'l #13,991/17,239

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

B Composite livability gradescore 76/100

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 · 267,942 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: 18% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public waterPublic sewerElectricity availableNatural gas availableSewer availableWater available
• Home design: Single family residenceResidential property
• Construction: Frame constructionPillar/post/pier foundationComposition/shingle roof
• Exterior features: Wood fencingGazeboCorner lot

Interior

• Kitchen: Gas rangeRefrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heaterCeiling fans for coolingWindow unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Gas water heaterWater heater

Price history

-34.7% since first listed

7 events — show timeline

• 2026-07-15 Delisted — BCSRMLS
• 2026-07-14 Listed $130,000 BCSRMLS
• 2026-04-13 Price Changed $169,000 BCSRMLS
• 2026-04-08 Relisted — BCSRMLS
• 2026-03-31 Pending — BCSRMLS
• 2026-03-04 Listed $199,000 BCSRMLS
• 1983-06-29 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,963 · +10.0% YoY. Source: county tax records.