1203 Boulevard St · Bryan, TX 77803

$49,999

2 bd · 1.0 ba · 861 sqft · SingleFamily public records · 61 Days on market

Built 1945 5,750 sqft lot $58/sqft · 65% below area

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

Investor Opportunity!! This house needs work and can be rebuilt with a lot of love and care. Otherwise a tear down and new build

Key facts

• Modern updates
• 5,750 sq ft lot
• Built 1945

Tags

• MODERN UPDATES
• RESTORING ORIGINAL CHARACTER

Property features AI

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer; Natural gas available; Phone service available; Sewer available; Water available
• Home design: Single family residence; One-story
• Construction: Pillar/Post/Pier foundation
• Exterior features: Lot in Bridgewater Meadows subdivision; Lot size approximately 0.132 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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: 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: Kemp-Carver El (math 22% / reading 17%, grade F, #3,583 of 4,322 statewide, top 86%, 504 students, 92% FRL); Sam Rayburn (math 42% / reading 34%, grade F, #717 of 1,662 statewide, top 44%, 1,173 students, 74% 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); 288 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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 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: 2.47% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.68%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $143,222
• List price: $49,999
• Delta: -65.09%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Lowery St	0.14mi	3/2.0 (+1)	940 (+9%)	15mo	$185,000	$197	57
1115 Lowery St	0.13mi	3/2.0 (+1)	979 (+14%)	14mo	$188,000	$192	50

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: 48.9%
• Equity multiple: 3.08×
• Total profit: $29,145
• Equity at exit: $7,455

10-year hold

• IRR: 53.8%
• Equity multiple: 5.88×
• Total profit: $68,249
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$262
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $615

Break-even live

Break-even rent $459

Max offer price $49,999

Occupancy floor 45%

Sensitivity live

Price	-10% $643	-5% $629	+0% $615	+5% $600	+10% $586
Rent	-10% $517	-5% $566	+0% $615	+5% $663	+10% $712
Rate	-1.0pp $640	-0.5pp $627	base $615	+0.5pp $602	+1.0pp $588

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 W 23rd St Bryan, TX	3.0	1.0	999	$1,500	$1.50	45d	1	0.79mi
501 N Main St Unit 407 Bryan, TX	1.0	1.0	707	$1,300	$1.84	15d	1	0.86mi
501 N Main St Unit 409 Bryan, TX	1.0	1.0	721	$1,350	$1.87	45d	1	0.86mi
501 N Main St Unit 203 Bryan, TX	1.0	1.0	708	$1,300	$1.84	45d	1	0.86mi
401 N Main St Unit 306 Bryan, TX	1.0	1.0	640	$1,000	$1.56	45d	1	0.90mi
206 N Main St Bryan, TX	1.0	1.0	597	$1,125	$1.88	22d	1	0.97mi
207 N Preston Ave Bryan, TX	2.0	2.0	1100	$1,650	$1.50	22d	1	1.21mi
603 S Sims Ave Unit 113 Bryan, TX	1.0	1.0	650	$1,250	$1.92	45d	1	1.29mi
400 Robertson St Bryan, TX	1.0	1.0	576	$725	$1.26	45d	1	1.29mi
700 S Sims Ave Bryan, TX	2.0	1.0	918	$1,150	$1.25	22d	1	1.35mi
1014 E 23rd St Bryan, TX	1.0	1.0	700	$850	$1.21	45d	1	1.44mi
101 W 33rd St Unit 103 Bryan, TX	1.0	1.0	615	$1,250	$2.03	22d	1	1.45mi
514 E 30th St Unit B1 Bryan, TX	2.0	1.5	879	$875	$1.00	46d	1	1.48mi
1300 Baker Ave Bryan, TX	2.0	1.0	850	$970	$1.14	15d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $49,999 Active 61 DOM
2. 2026-06-18
   days on market $49,999 Active 58 DOM
3. 2026-06-17
   days on market $49,999 Active 57 DOM
4. 2026-06-16
   days on market $49,999 Active 56 DOM
5. 2026-06-15
   days on market $49,999 Active 55 DOM
6. 2026-06-14
   days on market $49,999 Active 53 DOM
7. 2026-06-13
   pricedays on market $49,999 Active 52 DOM
8. 2026-06-10
   days on market $60,000 Active 50 DOM
9. 2026-06-09
   days on market $60,000 Active 49 DOM
10. 2026-06-08
    days on market $60,000 Active 48 DOM
11. 2026-06-07
    days on market $60,000 Active 47 DOM
12. 2026-06-03
    days on market $60,000 Active 43 DOM
13. 2026-06-02
    days on market $60,000 Active 42 DOM
14. 2026-06-01
    days on market $60,000 Active 41 DOM
15. 2026-05-31
    days on market $60,000 Active 40 DOM
16. 2026-05-30
    days on market $60,000 Active 39 DOM
17. 2026-04-21
    listed $60,000 Active 547-char remark
18. 2025-07-04
    soldstatus Closed 128-char remark

    Show marketing remark (128 chars)

    Investor Opportunity!! This house needs work and can be rebuilt with a lot of love and care. Otherwise a tear down and new build

19. 2025-07-03
    soldstatus
20. 2025-07-02
    soldstatus
21. 2025-06-24
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Investor Opportunity!! This house needs work and can be rebuilt with a lot of love and care. Otherwise a tear down and new build

22. 2025-06-06
    listed $44,000 Active 128-char remark

    Show marketing remark (128 chars)

    Investor Opportunity!! This house needs work and can be rebuilt with a lot of love and care. Otherwise a tear down and new build

23. 1998-12-15
    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: $955 · $80/mo
• Projected year-2 tax: $955 · $80/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 4/10 Moderate FEMA zone X (shaded) · 20% 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: $14,843
• − Mortgage interest: −$2,801
• − Property taxes: −$955
• − Insurance: −$250
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,455
• Taxable income: $7,008
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $5,693/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

+13.6% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $49,999 BCSRMLS
• 2026-04-21 Listed $60,000 BCSRMLS
• 2025-07-04 Sold (MLS) — HARMLS
• 2025-07-03 Sold (Public Records) — Public Records
• 2025-07-02 Sold (Public Records) — Public Records
• 2025-06-24 Pending — HARMLS
• 2025-06-06 Listed $44,000 HARMLS
• 1998-12-15 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $955 · +10.0% YoY. Source: county tax records.