102 Fraternity Row · College Station, TX 77845

$239,900

3 bd · 2.0 ba · 1,278 sqft · Condo public records · 65 Days on market

Built 2002 $188/sqft · 12% below area Est $272k · 12% under $207/mo HOA · 10% of rent

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Why this score? — see what drove the D 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).

• ARV discount +12.7/15.0
• Cash flow +7.7/30.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained and move-in ready, this one-story condo offers easy, low-maintenance living in a highly convenient location—perfect for a first-time buyer, investor, or Aggie parent. This 3-bedroom, 2-bath home features a functional layout with luxury vinyl plank flooring throughout, painted kitchen cabinetry with updated hardware, and spacious bedrooms complete with walk-in closets. The shared bathroom is thoughtfully designed for privacy, offering separate vanity areas for each bedroom while the tub/shower and toilet space can be closed off—an ideal setup for roommates or guests. Enjoy the outdoor space with a back patio featuring rock and artificial turf for easy upkeep. The refrigerator, washer, and dryer will convey, making this a truly turnkey opportunity. With three assigned parking spaces and a location near the Texas A & M bus route, commuting to campus is a convenient option. Just minutes from HEB, shopping, and dining, this property combines comfort and convenience!

Key facts

• Updated hardware
• Functional layout
• Move in ready

Tags

• MOVE IN READY
• LOW MAINTENANCE LIVING
• FUNCTIONAL LAYOUT
• LUXURY VINYL PLANK FLOORING
• PAINTED KITCHEN CABINETRY
• UPDATED HARDWARE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (12.7% below list).
• Recommended offer: $192k (20.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.3% in College Station — 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 83/100 on livability (#11 in TX, #994 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, crime A-; Watch: employment C-.
• College Station ISD (urban): math 58% / reading 54% proficiency, ranked #113 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rock Prairie El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 607 students, 58% FRL); Oakwood Int (math 55% / reading 47%, grade C, #326 of 1,662 statewide, top 20%, 719 students, 48% FRL); A & M Cons H S (math 65% / reading 66%, grade B, #193 of 1,632 statewide, top 12%, 2,139 students, 32% FRL) — zoned schools average 46% FRL vs 24% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 1179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 65 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.

Recommended offer $191,831 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 9.5

CMA / ARV

• ARV (median comp): $271,571
• List price: $239,900
• Delta: -11.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-55,733
• Equity at exit: $35,770

10-year hold

• IRR: -18.9%
• Equity multiple: -0.03×
• Total profit: $-68,917
• Equity at exit: $20,742

Cash invested: $67,172 (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 77845

• Rents YoY: 3.1%
• Active inventory: 1179
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$362 /mo · $4,348/yr
• Insurance: −$100
• HOA: −$207
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-272

Break-even live

Break-even rent $2,440

Max offer price $191,831

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-204	+0% $-272	+5% $-340	+10% $-408
Rent	-10% $-438	-5% $-355	+0% $-272	+5% $-189	+10% $-107
Rate	-1.0pp $-151	-0.5pp $-211	base $-272	+0.5pp $-334	+1.0pp $-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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Tang Cake Dr College Station, TX	4.0	4.0	1853	$2,800	$1.51	15d	1	0.08mi
118 Kimber Ln College Station, TX	4.0	4.0	1853	$500	$0.27	22d	1	0.12mi
511 Fraternity Row College Station, TX	3.0	2.0	1278	$1,800	$1.41	45d	1	0.14mi
131 Deacon Dr W College Station, TX	4.0	4.0	1775	$2,000	$1.13	45d	1	0.16mi
400 Heather Ln College Station, TX	3.0	2.0	1723	$2,400	$1.39	45d	1	0.19mi
3211 Sergeant Dr College Station, TX	4.0	4.0	1618	$2,400	$1.48	46d	1	0.25mi
3314 Papa Bear Dr College Station, TX	3.0	3.5	1753	$1,800	$1.03	45d	1	0.42mi
4303 Commando Trl College Station, TX	4.0	4.0	1773	$2,200	$1.24	45d	1	0.45mi
3004 Papa Bear Dr College Station, TX	4.0	4.0	1795	$3,250	$1.81	45d	1	0.50mi
410 Baby Bear Dr College Station, TX	3.0	3.0	1261	$700	$0.56	22d	1	0.52mi
3011 Towers Pkwy College Station, TX	3.0	3.0	1271	$1,895	$1.49	45d	1	0.57mi
2310 Pronghorn Ln College Station, TX	3.0	2.0	1350	$1,550	$1.15	15d	1	0.57mi
3007 Towers Pkwy College Station, TX	4.0	4.0	1756	$500	$0.28	45d	1	0.58mi
608 Navarro Dr Unit 1328096P College Station, TX	2.0	2.0	936	$2,991	$3.20	22d	1	0.66mi
709 San Benito Dr College Station, TX	2.0	2.0	890	$1,195	$1.34	22d	1	0.68mi
714 San Benito Dr College Station, TX	2.0	2.0	910	$1,300	$1.43	15d	1	0.68mi
136 Oak Leaf College Station, TX	4.0	2.0	1474	$2,499	$1.70	45d	1	0.71mi
562 Momma Bear Dr College Station, TX	3.0	3.5	1729	$2,580	$1.49	15d	1	0.74mi
805 San Benito Dr College Station, TX	2.0	1.0	975	$1,300	$1.33	45d	1	0.75mi
3510 Paloma Ridge Dr College Station, TX	3.0	3.0	1300	$1,650	$1.27	15d	1	0.76mi
127 Oak Run College Station, TX	4.0	2.0	1685	$2,299	$1.36	45d	1	0.82mi
193 Oak Run College Station, TX	3.0	2.0	1264	$1,899	$1.50	22d	1	0.84mi
2401 Welsh Ave College Station, TX	1.0–2.0	1.0–2.0	761	$925	$1.21	0d	1	0.86mi
3545 Paloma Ridge Dr College Station, TX	3.0	3.0	1323	$1,700	$1.28	45d	1	0.87mi
3609 Haverford Rd College Station, TX	4.0	4.0	1874	$2,400	$1.28	15d	1	0.92mi
701 Balcones Dr Unit 51 College Station, TX	3.0	2.0	1235	$1,375	$1.11	45d	1	0.92mi
903 Balcones Dr Unit 3-B College Station, TX	2.0	2.5	1200	$1,250	$1.04	45d	1	0.98mi
193 Ridge Walk College Station, TX	3.0	2.0	1493	$2,199	$1.47	22d	1	0.98mi
112 Ridgeway Dr College Station, TX	3.0	2.0	1013	$1,399	$1.38	22d	1	1.07mi
117 Ridge Loop College Station, TX	3.0	2.0	1165	$1,499	$1.29	45d	1	1.10mi
156 Sunset Trl College Station, TX	4.0	2.0	1474	$1,999	$1.36	22d	1	1.13mi
3709 Oldenburg Ln College Station, TX	3.0	3.0	1338	$1,600	$1.20	45d	1	1.18mi
1112 Airline Dr College Station, TX	2.0	2.0	1256	$1,575	$1.25	22d	1	1.23mi
1112 Airline Dr College Station, TX	2.0	2.0	1000	$1,575	$1.57	15d	1	1.23mi
903 Crepe Myrtle St College Station, TX	3.0	3.0	1335	$1,800	$1.35	22d	1	1.24mi
1218 Haley Pl College Station, TX	3.0	2.0	1418	$2,195	$1.55	15d	1	1.26mi
2003 Harvey Mitchell Pkwy S College Station, TX	3.0	4.0	1838	$1,950	$1.06	45d	1	1.36mi
114 Rugen Ln College Station, TX	3.0	2.0	1627	$2,200	$1.35	45d	1	1.40mi
3608 Glenna Ct Unit 3610 College Station, TX	3.0	2.0	1390	$1,300	$0.94	22d	1	1.41mi
1326 Airline Dr College Station, TX	3.0	2.0	1119	$1,450	$1.30	45d	1	1.41mi

HOA detail condo

• Monthly dues: $207 · $2,484/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-05
   statusdays on market $239,900 Pending 65 DOM
2. 2026-06-02
   days on market $239,900 Active 64 DOM
3. 2026-06-01
   days on market $239,900 Active 63 DOM
4. 2026-05-31
   days on market $239,900 Active 62 DOM
5. 2026-05-30
   days on market $239,900 Active 61 DOM
6. 2026-03-30
   listed $239,900 Active 1014-char remark

   Show marketing remark (1014 chars)

   Beautifully maintained and move-in ready, this one-story condo offers easy, low-maintenance living in a highly convenient location—perfect for a first-time buyer, investor, or Aggie parent. This 3-bedroom, 2-bath home features a functional layout with luxury vinyl plank flooring throughout, painted kitchen cabinetry with updated hardware, and spacious bedrooms complete with walk-in closets. The shared bathroom is thoughtfully designed for privacy, offering separate vanity areas for each bedroom while the tub/shower and toilet space can be closed off—an ideal setup for roommates or guests. Enjoy the outdoor space with a back patio featuring rock and artificial turf for easy upkeep. The refrigerator, washer, and dryer will convey, making this a truly turnkey opportunity. With three assigned parking spaces and a location near the Texas A & M bus route, commuting to campus is a convenient option. Just minutes from HEB, shopping, and dining, this property combines comfort and convenience!

7. 2023-05-18
   soldstatus
8. 2023-05-17
   soldstatus Closed 553-char remark

   Show marketing remark (553 chars)

   Very well kept and updated Condo. Super location just down the road from Jones Crossing Shopping center and HEB plus a quick jaunt down Wellborn Rd to TAMU. Nicely maintained unit. Recent updates include luxury vinyl plank throughout and paint in most rooms. Primary suite with attached bath and walk in closet, bedrooms 2 and 3 share a Jack and Jill bath. Living area has a built-in entertainment center. Enjoy updated stainless appliances in the kitchen. There's a back patio with low maintenance artificial turf. Washer, dryer and fridge will convey.

9. 2023-04-16
   status Pending 553-char remark

   Show marketing remark (553 chars)

   Very well kept and updated Condo. Super location just down the road from Jones Crossing Shopping center and HEB plus a quick jaunt down Wellborn Rd to TAMU. Nicely maintained unit. Recent updates include luxury vinyl plank throughout and paint in most rooms. Primary suite with attached bath and walk in closet, bedrooms 2 and 3 share a Jack and Jill bath. Living area has a built-in entertainment center. Enjoy updated stainless appliances in the kitchen. There's a back patio with low maintenance artificial turf. Washer, dryer and fridge will convey.

10. 2023-04-13
    listed $230,000 Active 553-char remark

    Show marketing remark (553 chars)

    Very well kept and updated Condo. Super location just down the road from Jones Crossing Shopping center and HEB plus a quick jaunt down Wellborn Rd to TAMU. Nicely maintained unit. Recent updates include luxury vinyl plank throughout and paint in most rooms. Primary suite with attached bath and walk in closet, bedrooms 2 and 3 share a Jack and Jill bath. Living area has a built-in entertainment center. Enjoy updated stainless appliances in the kitchen. There's a back patio with low maintenance artificial turf. Washer, dryer and fridge will convey.

11. 2021-06-03
    soldstatus
12. 2021-06-01
    soldstatus
13. 2021-04-15
    listed $165,900
14. 2006-08-21
    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: $4,348 · $362/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$42/yr (+$4/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,143
• − Mortgage interest: −$13,438
• − Property taxes: −$4,348
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$2,484
• − Depreciation: −$6,979
• Taxable loss: −$7,328
• Est. tax savings @ 24.0%: +$1,759
• After-tax cash flow: $-1,506/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: College Station ISD
• NCES district ID: 4807350
• Math proficiency: 58% ▼ -4.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $36,991
• Composite: 46.54/100
• National rank: #2428
• State rank: #113 of 826 in TX

Livability — College Station

• Score: 83/100
• State rank: #11
• US rank: #994

Category grades

Amenities A+ Commute A+ Cost of living A- Crime A- Employment C- Housing A- Health & safety B User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Station, TX
• County: Brazos County · 233,400 people
• City population: 131,628
• Metro: College Station-Bryan, TX
• Population (ZIP): 76,764
• Household income: $88,851
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 3329.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 16% Two or more races 9% Asian 8% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% Chinese 2%

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: ▼ -133.31%
• Current HPI: 175.9669
• Rent YoY: ▲ 3.13%
• 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

+44.6% since first listed

9 events — show timeline

• 2026-03-30 Listed $239,900 BCSRMLS
• 2023-05-18 Sold (Public Records) — Public Records
• 2023-05-17 Sold (MLS) — BCSRMLS
• 2023-04-16 Pending — BCSRMLS
• 2023-04-13 Listed $230,000 BCSRMLS
• 2021-06-03 Sold (Public Records) — Public Records
• 2021-06-01 Sold (MLS) — BCSRMLS
• 2021-04-15 Listed $165,900 BCSRMLS
• 2006-08-21 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,348 · -4.6% YoY. Source: county tax records.