2102 Stone Meadow Cir · Bryan, TX 77803

$110,000

4 bd · 2.0 ba · 1,664 sqft · Manufactured · 112 Days on market

Manufactured home Built 2015 Good condition $66/sqft · 56% below area ↓ 15% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.8

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
• Walk-in pantry

Tags

• PRIVATELY GATED
• OVERSIZED LIVING ROOM
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• PRIVATE PRIMARY SUITE
• OVERSIZED SOAKING TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.9% 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: Bonham El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 526 students, 82% FRL); Arthur L Davila Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 1,044 students, 85% 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); 387 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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).
• This rent runs 34% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $249,180
• List price: $110,000
• Delta: -55.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5417 Bear Run	1.16mi	4/2.0	1,665 (+0%)	6mo	$290,170	$174	60
3425 Alsace Ct	1.46mi	3/2.0 (-1)	1,699 (+2%)	2mo	$319,900	$188	55
3164 Margaret Rudder Pkwy	1.36mi	3/2.0 (-1)	1,724 (+4%)	2mo	$339,900	$197	53
2725 Porters Way	0.52mi	3/2.0 (-1)	1,489 (-10%)	1mo	$247,500	$166	52
2564 Elkhorn Trl	0.30mi	3/2.5 (-1)	1,947 (+17%)	5mo	$284,900	$146	50
2721 Porters Way	0.50mi	3/2.0 (-1)	1,867 (+12%)	2mo	$285,000	$153	50
3164 Brady Ct	1.41mi	3/2.0 (-1)	1,784 (+7%)	1mo	$345,000	$193	47
2703 Redcap St	0.68mi	3/2.0 (-1)	1,304 (-22%)	2mo	$255,000	$196	36
3028 Tennessee Ave	1.02mi	3/2.0 (-1)	1,342 (-19%)	0mo	$184,000	$137	35
2420 Lightfoot Ln	1.13mi	3/2.0 (-1)	1,314 (-21%)	4mo	$262,900	$200	32
3003 Kim St	1.00mi	3/2.0 (-1)	1,400 (-16%)	4mo	$180,000	$129	32
1505 Red Oak St	1.03mi	3/2.0 (-1)	1,271 (-24%)	4mo	$240,000	$189	32

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: 5.6%
• Equity multiple: 1.21×
• Total profit: $6,530
• Equity at exit: $16,401

10-year hold

• IRR: 13.5%
• Equity multiple: 2.00×
• Total profit: $30,871
• Equity at exit: $9,511

Cash invested: $30,800 (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: 387
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $418

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $494	-5% $456	+0% $418	+5% $380	+10% $342
Rent	-10% $301	-5% $360	+0% $418	+5% $477	+10% $536
Rate	-1.0pp $474	-0.5pp $446	base $418	+0.5pp $390	+1.0pp $361

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2796 Buccaneer Trl Bryan, TX	3.0	2.0	1272	$1,950	$1.53	117d	1	0.55mi
2702 Montana Ave Bryan, TX	3.0	2.0	1305	$1,875	$1.44	139d	1	0.61mi
1209 N Houston Ave Bryan, TX	3.0	2.0	1236	$1,500	$1.21	109d	1	1.05mi
317 W Martin Luther King Junior St Bryan, TX	3.0	2.0	1207	$1,650	$1.37	117d	1	1.24mi
3721 McKenzie St Bryan, TX	3.0	2.0	1488	$2,000	$1.34	139d	1	1.27mi
509 E Pruitt St Bryan, TX	4.0	4.0	2052	$2,200	$1.07	109d	1	1.28mi
908 Water Locust Dr Bryan, TX	3.0	3.0	1658	$1,800	$1.09	109d	1	1.37mi
1422 Desire Ln Bryan, TX	3.0	3.0	2197	$1,650	$0.75	6d	1	1.41mi
505 N Logan Ave Bryan, TX	3.0	2.0	1266	$1,895	$1.50	139d	1	1.41mi

Listing history 50 events

1. 2026-09-24
   days on market $110,000 Active 112 DOM
2. 2026-09-24
   days on market $110,000 Active 111 DOM
3. 2026-09-22
   days on market $110,000 Active 110 DOM
4. 2026-09-21
   days on market $110,000 Active 109 DOM
5. 2026-09-20
   days on market $110,000 Active 108 DOM
6. 2026-09-18
   days on market $110,000 Active 106 DOM
7. 2026-09-17
   days on market $110,000 Active 105 DOM
8. 2026-09-16
   days on market $110,000 Active 104 DOM
9. 2026-09-15
   days on market $110,000 Active 103 DOM
10. 2026-09-14
    days on market $110,000 Active 102 DOM
11. 2026-09-13
    days on market $110,000 Active 101 DOM
12. 2026-09-12
    days on market $110,000 Active 100 DOM
13. 2026-09-11
    days on market $110,000 Active 99 DOM
14. 2026-09-05
    days on market $110,000 Active 93 DOM
15. 2026-09-04
    days on market $110,000 Active 92 DOM
16. 2026-09-03
    days on market $110,000 Active 91 DOM
17. 2026-08-30
    days on market $110,000 Active 87 DOM
18. 2026-08-29
    days on market $110,000 Active 86 DOM
19. 2026-08-28
    days on market $110,000 Active 85 DOM
20. 2026-08-27
    days on market $110,000 Active 84 DOM
21. 2026-08-26
    days on market $110,000 Active 83 DOM
22. 2026-08-25
    days on market $110,000 Active 82 DOM
23. 2026-08-24
    days on market $110,000 Active 81 DOM
24. 2026-08-23
    days on market $110,000 Active 80 DOM
25. 2026-08-22
    days on market $110,000 Active 79 DOM
26. 2026-08-21
    days on market $110,000 Active 78 DOM
27. 2026-08-20
    days on market $110,000 Active 77 DOM
28. 2026-08-19
    days on market $110,000 Active 76 DOM
29. 2026-08-18
    days on market $110,000 Active 75 DOM
30. 2026-08-17
    days on market $110,000 Active 74 DOM
31. 2026-08-16
    days on market $110,000 Active 73 DOM
32. 2026-08-15
    days on market $110,000 Active 72 DOM
33. 2026-08-14
    days on market $110,000 Active 71 DOM
34. 2026-08-13
    days on market $110,000 Active 70 DOM
35. 2026-08-12
    days on market $110,000 Active 69 DOM
36. 2026-08-11
    days on market $110,000 Active 68 DOM
37. 2026-08-10
    days on market $110,000 Active 67 DOM
38. 2026-08-09
    days on market $110,000 Active 66 DOM
39. 2026-08-08
    days on market $110,000 Active 65 DOM
40. 2026-08-07
    days on market $110,000 Active 64 DOM
41. 2026-08-06
    days on market $110,000 Active 63 DOM
42. 2026-08-05
    days on market $110,000 Active 62 DOM
43. 2026-08-04
    days on market $110,000 Active 61 DOM
44. 2026-08-03
    days on market $110,000 Active 60 DOM
45. 2026-07-31
    days on market $110,000 Active 57 DOM
46. 2026-07-29
    days on market $110,000 Active 55 DOM
47. 2026-07-27
    days on market $110,000 Active 53 DOM
48. 2026-07-25
    days on market $110,000 Active 51 DOM
49. 2026-07-23
    days on market $110,000 Active 49 DOM
50. 2026-07-22
    days on market $110,000 Active 48 DOM

ⓘ 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: $17,904
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$3,200
• Taxable income: $3,477
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,187/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 Est. rehab $8,320–$24,960 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Bonham El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Arthur L Davila Middle F TX #911/1,662 Nat'l #7,937/14,009 High James Earl Rudder H S F TX #1,389/1,632 Nat'l #13,991/17,239

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

B Composite livability gradescore 76/100

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 · 267,942 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: 18% of renters

---

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

-15.4% since first listed

5 events — show timeline

• 2026-07-10 Price Changed $110,000 ForSaleByOwner.com
• 2026-07-09 Price Changed $110,000 FSBO.com
• 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