Real Estate Investing in Bryan, Texas (77802)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77802 (Bryan, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.1% vacancy may signal weakening demand.
What’s happening in Bryan, TX (77802)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 77802 Bryan
ZIP 77802 in Bryan, TX carries a sturdy set of headwinds. Home values near $290K and rents of $1,412/mo sit inside a market where underwriting has to be tight.
From an investor standpoint, the numbers look inviting — $290K purchase price, 0.0% nominal cap — the work to hit that pro forma in 77802 is substantial and deserves full respect.
Statewide comparisons place 77802 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 77802 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 77802 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Bryan:
Property Strategy for 77802
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $174,111 | $1,380 | 5.7% | +1.5% | $87,055 |
| 3BR | $273,421 | $1,920 | 5.1% | +6.2% | $91,140 |
| 4BR | $360,599 | $2,240 | 4.5% | +5.8% | $90,150 |
| 5BR | $449,996 | — | — | +6.5% | $89,999 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77802 Compare?
| Metric | 77802 | Bryan | College Station-Bryan, TX | Texas |
|---|---|---|---|---|
| Home Value | $290,107 | $289,318 | N/A | $297,000 |
| 5-Year CAGR | 5.0% | 4.5% | N/A | 5.4% |
| Avg Rent | $1,412 | $1,659 | N/A | - |
| Cap Rate | 3.8% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77802 (Bryan, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $290,107 |
| Monthly Rent | $1,412 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | -15.4% ▼ |
| 3-Year CAGR | -1.7% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 77802
Population: 25,303
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 77802
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 37,090 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do rents currently stand in Bryan, TX?
Rent in Bryan, TX is around $1,412/mo. The resulting rent-to-value relationship with $290K pricing is reasonable for most investor models.
What is the typical home price in Bryan, TX?
The median home value in Bryan, TX is roughly $290K. That puts it reasonable relative to the TX statewide average.
What is the investability score for Bryan, TX?
The 3.0/5 investability rating in Bryan, TX reflects its $290K prices and $1,412/mo rents. Investors generally consider it a solid option within TX.
What real estate strategy is ideal for Bryan, TX?
The best-fit strategy in Bryan, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are tenants stable in Bryan, TX?
The tenant pool in Bryan, TX is solid, supported by local employment and population fundamentals. Rents of $1,412/mo are well-absorbed by the market.
You know 77802 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77802 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 77802 ranks in College Station-Bryan, TX
Every ZIP in this metro, ranked. Free.
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