3828 Plainsman Ln · Bryan, TX 77802

$150,000

3 bd · 2.0 ba · 1,680 sqft · Condo public records · 30 Days on market

Built 1973 $341/mo HOA · 18% 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).

• Cash flow +14.3/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great condo for use as your personal home or rental. 3 bedrooms 2.5 baths on two floors. Light and bright corner unit with 2 car detached garage, and utility room. There is space enough in the utility room for a freezer if you need one. Washer, dryer and refrigerator convey with the condo. Good closet space and storage space. Centrally located on the A & M bus route, close to Blinn, doctors, hospital, grocery stores, schools, daycare, restaurants all nearby to make life easy for you. Refrig, washer and dryer all convey.

Key facts

• Roomy layout
• Two story condo
• Open porch area

Tags

• TWO STORY CONDO
• TAMU BUS ROUTE
• DETACHED GARAGE
• OPEN PORCH AREA
• ROOMY LAYOUT

Property features AI

Finance

• Other: Directions: From University Drive turn onto Tarrow (becomes E. 29th). Turn left onto Stillmeadow Dr, then right onto Plainsman. The condo will be on the left.
• HOA & community: Homeowners association with monthly fee of $341; HOA covers trash, water, grounds maintenance, structure maintenance, and sewer

Exterior

• Parking: Detached garage (2 covered spaces, 2 garage spaces); Garage entrance located at the back of the home
• Utilities: Public water; Public sewer; Municipal water and sewer available
• Home design: Residential condominium; Two-story
• Exterior features: Condo in the Plainsman Townhomes subdivision; Approximately 0.1042 acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $27 ($324/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Sul Ross El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 545 students, 75% FRL); Stephen F Austin (math 25% / reading 36%, grade F, #1,036 of 1,662 statewide, top 63%, 1,206 students, 76% FRL); Travis B Bryan H S (math 22% / reading 34%, grade F, #1,170 of 1,632 statewide, top 72%, 2,419 students, 67% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 278 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,211 units permitted in Brazos County in 2024 (768 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $1k 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

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-24,524
• Equity at exit: $22,365

10-year hold

• IRR: -11.4%
• Equity multiple: 0.36×
• Total profit: $-26,887
• Equity at exit: $12,969

Cash invested: $42,000 (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 77802

• Rents YoY: 1.8%
• Active inventory: 278
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$787
• Tax from tax record: −$290 /mo · $3,483/yr
• Insurance: −$62
• HOA: −$341
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $27

Break-even live

Break-even rent $1,874

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $69	+0% $27	+5% $-15	+10% $-58
Rent	-10% $-124	-5% $-48	+0% $27	+5% $102	+10% $178
Rate	-1.0pp $103	-0.5pp $65	base $27	+0.5pp $-12	+1.0pp $-51

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 Carter Creek Pkwy #15 Bryan, TX	2.0	1.0	1116	$1,250	$1.12	22d	1	0.37mi
2106 Barak Ln Bryan, TX	4.0	2.5	1943	$2,400	$1.24	45d	1	0.41mi
1409 Broadmoor Dr Bryan, TX	4.0	2.0	1141	$2,000	$1.75	15d	1	0.53mi
101 Winter Park Unit A College Station, TX	3.0	3.0	1347	$2,250	$1.67	15d	1	0.66mi
728 Meadow Ln Unit 1093291P Bryan, TX	3.0	2.0	1517	$4,919	$3.24	45d	1	0.88mi
2812 Village Dr Bryan, TX	2.0	2.0	1244	$1,400	$1.13	45d	1	0.94mi
2902 Chaparral Cir Bryan, TX	4.0	3.0	2181	$3,000	$1.38	22d	1	0.96mi
146 Forest Dr College Station, TX	4.0	4.0	1496	$1,900	$1.27	15d	1	1.08mi
533 Forest Drive Loop College Station, TX	3.0	3.5	1456	$1,675	$1.15	15d	1	1.16mi
415 Forest Dr College Station, TX	4.0	4.0	1496	$630	$0.42	45d	1	1.19mi
2702 Apple Creek Cir Bryan, TX	4.0	3.0	2198	$2,800	$1.27	15d	1	1.19mi
615 Pasler St College Station, TX	3.0	1.5	1061	$1,600	$1.51	15d	1	1.20mi
501 Helena St Bryan, TX	3.0	2.0	1424	$2,200	$1.54	22d	1	1.21mi
214 Helena St Unit 1071607P Bryan, TX	4.0	3.0	2034	$6,503	$3.20	15d	1	1.30mi
818 Nimitz St College Station, TX	3.0	2.0	1133	$1,395	$1.23	45d	1	1.39mi

HOA detail condo

• Monthly dues: $341 · $4,092/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-10
   days on market $150,000 Active 30 DOM
2. 2026-06-09
   days on market $150,000 Active 29 DOM
3. 2026-06-08
   days on market $150,000 Active 28 DOM
4. 2026-06-07
   days on market $150,000 Active 27 DOM
5. 2026-06-03
   days on market $150,000 Active 23 DOM
6. 2026-06-02
   days on market $150,000 Active 22 DOM
7. 2026-06-01
   days on market $150,000 Active 21 DOM
8. 2026-05-31
   days on market $150,000 Active 20 DOM
9. 2026-05-30
   days on market $150,000 Active 19 DOM
10. 2026-05-11
    listed $150,000 Active 428-char remark
11. 2016-09-15
    soldstatus
12. 2016-09-14
    soldstatus 530-char remark

    Show marketing remark (530 chars)

    Great condo for use as your personal home or rental. 3 bedrooms 2.5 baths on two floors. Light and bright corner unit with 2 car detached garage, and utility room. There is space enough in the utility room for a freezer if you need one. Washer, dryer and refrigerator convey with the condo. Good closet space and storage space. Centrally located on the A & M bus route, close to Blinn, doctors, hospital, grocery stores, schools, daycare, restaurants all nearby to make life easy for you. Refrig, washer and dryer all convey.

13. 2016-06-21
    listed $95,000 530-char remark

    Show marketing remark (530 chars)

    Great condo for use as your personal home or rental. 3 bedrooms 2.5 baths on two floors. Light and bright corner unit with 2 car detached garage, and utility room. There is space enough in the utility room for a freezer if you need one. Washer, dryer and refrigerator convey with the condo. Good closet space and storage space. Centrally located on the A & M bus route, close to Blinn, doctors, hospital, grocery stores, schools, daycare, restaurants all nearby to make life easy for you. Refrig, washer and dryer all convey.

14. 1998-03-09
    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: $3,483 · $290/mo
• Projected year-2 tax: $3,483 · $290/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,897
• − Mortgage interest: −$8,402
• − Property taxes: −$3,483
• − Insurance: −$750
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − HOA: −$4,092
• − Depreciation: −$4,364
• Taxable loss: −$1,858
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $770/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): 25,762
• Household income: $70,666
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1559.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 26% Two or more races 12% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15% Korean 1% Russian/Polish/Slavic 1%

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: ▼ -148.67%
• Current HPI: 202.0858
• Rent YoY: ▲ 1.82%
• 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

+57.9% since first listed

6 events — show timeline

• 2026-06-11 Delisted — BCSRMLS
• 2026-05-11 Listed $150,000 BCSRMLS
• 2016-09-15 Sold (Public Records) — Public Records
• 2016-09-14 Sold (MLS) — BCSRMLS
• 2016-06-21 Listed $95,000 BCSRMLS
• 1998-03-09 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,483 · +13.9% YoY. Source: county tax records.