2102 Stone Meadow Cir · Bryan, TX 77803

$120,000

4 bd · 2.0 ba · 1,664 sqft · SingleFamily · 36 Days on market

Built 2015 Good condition ↓ 8% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER IS MOTIVATED, BRING ALL OFFERS!!! Welcome to this beautifully maintained 2015 manufactured home located in the privately gated Stone Haven Mobile Home Park, $600 monthly lot rent! Offering 1,664 sq ft of thoughtfully designed living space, this luxury-upgraded home features 4 spacious bedrooms and 2 full bathrooms with a desirable split floor plan ideal for both comfort and privacy. Step inside to an oversized living room complete with a built-in TV entertainment center that seamlessly separates the main living area from the expansive kitchen. The kitchen is designed for everyday living and entertaining, featuring a large center island, breakfast nook, stained cabinetry with abundant storage, a walk-in pantry, and a large kitchen sink perfectly positioned beneath a window with outdoor views. The private primary suite offers a relaxing retreat with an oversized soaking tub, separate shower, dual vanities with double sinks, and a spacious walk-in closet. The conveniently connected laundry room provides direct access to the primary bathroom for added functionality and ease. On the opposite side of the home, youll find three generously sized secondary bedrooms and a full guest bathroom, creating the perfect split-bedroom layout. Washer, dryer, refrigerator, and furniture are negotiable, making this home move-in ready with flexible options for the new owner. A storage garage is also included with the monthly lot rent for additional convenience. Dont miss your opportunity to own this beautiful, spacious, and well-cared-for home in the desirable gated Stone Haven community!

Key facts

• Privately gated
• Large center island
• Separate shower

Tags

• PRIVATELY GATED
• OVERSIZED LIVING ROOM
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• OVERSIZED SOAKING TUB
• SEPARATE SHOWER

Property features AI

Finance

• HOA & community: Located within Stone Haven Mobile Home Park

Exterior

• Parking: 1-car garage
• Security: Controlled access community
• Home design: Manufactured/mobile home in Stone Haven Mobile Home Park; Built in 2015
• Construction: Manufactured home construction
• Exterior features: Deck; Controlled access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet
• Interior features: Carpet flooring in living areas; Island; Pantry; Deck; Controlled access community

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: schools C-, crime C-, amenities C-.
• 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.
• Market conditions: Rents rising (+1.4%/yr); 288 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% 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 $830 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.62% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.38%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $572,416
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2542 Elkhorn Trl	0.22mi	3/2.0 (-1)	1,551 (-7%)	9mo	$270,000	$174	66
2222 Old Hearne Rd	0.37mi	3/2.0 (-1)	1,890 (+14%)	8mo	$649,500	$344	48

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: 17.2%
• Equity multiple: 1.68×
• Total profit: $22,808
• Equity at exit: $17,892

10-year hold

• IRR: 24.5%
• Equity multiple: 2.97×
• Total profit: $66,201
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $711

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 59%

Sensitivity live

Price	-10% $793	-5% $752	+0% $711	+5% $669	+10% $628
Rent	-10% $557	-5% $634	+0% $711	+5% $788	+10% $865
Rate	-1.0pp $771	-0.5pp $741	base $711	+0.5pp $679	+1.0pp $648

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2796 Buccaneer Trl Bryan, TX	3.0	2.0	1272	$1,950	$1.53	21d	1	0.55mi
2702 Montana Ave Bryan, TX	3.0	2.0	1305	$1,875	$1.44	44d	1	0.61mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	14d	1	1.05mi
317 W Martin Luther King Junior St Bryan, TX	3.0	2.0	1207	$1,650	$1.37	21d	1	1.24mi
3721 McKenzie St Bryan, TX	3.0	2.0	1488	$2,000	$1.34	44d	1	1.27mi
509 E Pruitt St Bryan, TX	4.0	4.0	2052	$2,200	$1.07	14d	1	1.28mi
908 Water Locust Dr Bryan, TX	3.0	3.0	1658	$1,800	$1.09	14d	1	1.37mi
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	44d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $120,000 Active 36 DOM
2. 2026-06-17
   days on market $120,000 Active 35 DOM
3. 2026-06-16
   days on market $120,000 Active 34 DOM
4. 2026-06-15
   days on market $120,000 Active 33 DOM
5. 2026-06-14
   days on market $120,000 Active 31 DOM
6. 2026-06-13
   days on market $120,000 Active 30 DOM
7. 2026-06-10
   days on market $120,000 Active 28 DOM
8. 2026-06-09
   days on market $120,000 Active 27 DOM
9. 2026-06-08
   days on market $120,000 Active 26 DOM
10. 2026-06-07
    days on market $120,000 Active 25 DOM
11. 2026-06-03
    days on market $120,000 Active 21 DOM
12. 2026-06-02
    pricedays on market $120,000 Active 20 DOM
13. 2026-06-01
    days on market $130,000 Active 19 DOM
14. 2026-05-31
    days on market $130,000 Active 18 DOM
15. 2026-05-30
    days on market $130,000 Active 17 DOM
16. 2026-05-14
    listed $130,000 Active 1600-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,390
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$3,491
• Taxable income: $7,035
• Est. tax owed @ 24.0%: −$1,688
• After-tax cash flow: $6,838/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 · 1 photo

Good 80/100 Cosmetic rehab

This 2015 manufactured home in Stone Haven Mobile Home Park is in good condition with modern updates and a well-maintained interior. It offers a good return on investment with minor cosmetic upgrades and landscaping improvements that can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — Landscaping can improve curb appeal and add value to the property.
• Resale Upgrading the appliances — Modern appliances can attract more buyers and renters.
• Both Adding a smart home system — Smart home features can increase convenience and appeal to tech-savvy buyers and renters.
• Resale Upgrading the flooring in bathrooms — Upgraded flooring can make bathrooms more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — Landscaping can improve curb appeal and add value to the property. ↑
• Resale Upgrading the appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding a smart home system — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Resale Upgrading the flooring in bathrooms — Upgraded flooring can make bathrooms more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.7% since first listed

3 events — show timeline

• 2026-06-04 Listed $120,000 ForSaleByOwner.com
• 2026-06-02 Price Changed $120,000 FSBO.com
• 2026-05-14 Listed $130,000 FSBO.com