2800 Longmire Dr #9 · College Station, TX 77845

$159,900

2 bd · 1.0 ba · 1,062 sqft · Condo public records · 48 Days on market

Built 1981 $151/sqft · 11% below area Est $179k · 11% under $179/mo HOA · 12% 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 +12.2/15.0
• Cash flow +8.4/30.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Prime Investment Opportunity in the Heart of College Station! Priced to sell, this charming 2-bedroom, 1-bath condo at Woodsman Condos is a smart addition to your portfolio or an ideal home for the upcoming academic year. Tucked away toward the back of the complex for added peace and privacy, this unit features a spacious living area highlighted by vaulted ceilings and an abundance of natural light. Both bedrooms offer generous space, complemented by a private outdoor deck ideal for relaxing. Added features include a wood-burning fireplace, refrigerator and washer/dryer, and a dedicated carport space. Currently leased through July 31, 2026. Collect guaranteed rent now and have the unit read

Key facts

• $179 HOA
• Built 1981
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (6.3% below list).
• Recommended offer: $135k (15.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: Southwood Valley El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 658 students, 63% 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 48% FRL vs 24% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 1179 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $134,548 (15.9% 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 48 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 8.9

CMA / ARV

• ARV (median comp): $178,713
• List price: $159,900
• Delta: -10.53%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-34,696
• Equity at exit: $23,842

10-year hold

• IRR: -15.9%
• Equity multiple: 0.09×
• Total profit: $-40,530
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$839
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$67
• HOA: −$179
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-144

Break-even live

Break-even rent $1,679

Max offer price $134,548

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-98	+0% $-144	+5% $-189	+10% $-234
Rent	-10% $-262	-5% $-203	+0% $-144	+5% $-84	+10% $-25
Rate	-1.0pp $-63	-0.5pp $-103	base $-144	+0.5pp $-185	+1.0pp $-227

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3013 Normand Dr College Station, TX	3.0	1.5	1479	$1,600	$1.08	15d	1	0.42mi
1524 Hawk Tree Dr College Station, TX	2.0	1.0	850	$1,199	$1.41	23d	1	0.49mi
1411 Bermuda Ct College Station, TX	2.0	1.0	750	$995	$1.33	15d	1	0.51mi
1525 Hillside Dr Unit CS College Station, TX	2.0	1.5	950	$1,295	$1.36	45d	1	0.54mi
1218 Haley Pl College Station, TX	3.0	2.0	1418	$2,195	$1.55	15d	1	0.64mi
2338 Harvey Mitchell Pkwy S College Station, TX	1.0–2.0	1.0–2.0	1052	$2,090	$1.99	23d	19	0.72mi
1326 Airline Dr College Station, TX	3.0	2.0	1119	$1,450	$1.30	45d	1	0.75mi
1401 Airline Dr Unit B College Station, TX	2.0	1.5	958	$1,400	$1.46	45d	1	0.77mi
1112 Airline Dr College Station, TX	2.0	2.0	1000	$1,575	$1.57	15d	1	0.93mi
1112 Airline Dr College Station, TX	2.0	2.0	1256	$1,575	$1.25	23d	1	0.93mi
2406 Blanco Dr Unit B College Station, TX	2.0	1.0	800	$975	$1.22	23d	1	1.05mi
2406 Blanco Dr Unit B College Station, TX	2.0	1.0	800	$995	$1.24	45d	1	1.05mi
4011 Texas 6 Frontage Rd College Station, TX	2.0	2.0	1107	$1,100	$0.99	45d	1	1.07mi
2400 Blanco Dr Unit D College Station, TX	2.0	1.0	777	$875	$1.13	23d	1	1.07mi
2403 Bosque Dr Unit B College Station, TX	2.0	1.0	778	$900	$1.16	45d	1	1.09mi
805 San Benito Dr College Station, TX	2.0	1.0	975	$1,300	$1.33	45d	1	1.16mi
804 San Saba Dr College Station, TX	2.0	1.0	820	$1,150	$1.40	15d	1	1.16mi
3608 Glenna Ct Unit 3610 College Station, TX	3.0	2.0	1390	$1,300	$0.94	23d	1	1.18mi
714 San Benito Dr College Station, TX	2.0	2.0	910	$1,300	$1.43	15d	1	1.21mi
903 Balcones Dr Unit 3-B College Station, TX	2.0	2.5	1200	$1,250	$1.04	45d	1	1.21mi
709 San Benito Dr College Station, TX	2.0	2.0	890	$1,195	$1.34	23d	1	1.24mi
512 Camp Ct Unit 1328090P College Station, TX	3.0	2.0	1388	$3,624	$2.61	15d	1	1.25mi
701 Balcones Dr Unit 51 College Station, TX	3.0	2.0	1235	$1,375	$1.11	45d	1	1.28mi
2401 Welsh Ave College Station, TX	1.0–2.0	1.0–2.0	761	$925	$1.21	1d	1	1.28mi
1600 Southwest Pkwy College Station, TX	1.0–3.0	1.0–2.5	1005	$1,150	$1.14	15d	21	1.33mi
903 Crepe Myrtle St College Station, TX	3.0	3.0	1335	$1,800	$1.35	23d	1	1.33mi
608 Navarro Dr Unit 1328096P College Station, TX	2.0	2.0	936	$2,991	$3.20	23d	1	1.34mi
1613 Southwest Pkwy College Station, TX	2.0	1.0	798	$1,150	$1.44	15d	1	1.44mi

HOA detail condo

• Monthly dues: $179 · $2,148/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $159,900 Active 48 DOM
2. 2026-06-17
   days on market $159,900 Active 47 DOM
3. 2026-06-16
   price $159,900 Active 46 DOM
4. 2026-06-16
   days on market $169,900 Active 46 DOM
5. 2026-06-15
   days on market $169,900 Active 45 DOM
6. 2026-06-14
   days on market $169,900 Active 43 DOM
7. 2026-06-13
   days on market $169,900 Active 42 DOM
8. 2026-06-10
   days on market $169,900 Active 40 DOM
9. 2026-06-09
   days on market $169,900 Active 39 DOM
10. 2026-06-08
    days on market $169,900 Active 38 DOM
11. 2026-06-07
    days on market $169,900 Active 37 DOM
12. 2026-06-05
    days on market $169,900 Active 34 DOM
13. 2026-06-02
    days on market $169,900 Active 32 DOM
14. 2026-06-01
    days on market $169,900 Active 31 DOM
15. 2026-06-01
    statusdays on market $169,900 Active 30 DOM
16. 2026-05-12
    historical
17. 2026-04-12
    listed $169,900 Active
18. 2026-04-06
    listed $169,900 Active
19. 2025-03-21
    historical $1,300
20. 2025-03-20
    listed $1,300
21. 2022-08-15
    soldstatus
22. 2022-08-15
    soldstatus
23. 2022-08-07
    listed $163,399
24. 2015-05-05
    soldstatus
25. 2015-05-04
    soldstatus
26. 2015-03-30
    listed $94,900
27. 2007-06-12
    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: $2,909 · $242/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$17/yr (+$1/mo · 0.6%)

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

Taxation est. · year 1

• Rental income: $17,971
• − Mortgage interest: −$8,957
• − Property taxes: −$2,909
• − Insurance: −$800
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − HOA: −$2,148
• − Depreciation: −$4,652
• Taxable loss: −$4,370
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $-673/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

+79.0% since first listed

12 events — show timeline

• 2026-05-12 Listing Removed — HARMLS
• 2026-04-12 Listed $169,900 HARMLS
• 2026-04-06 Listed $169,900 BCSRMLS
• 2025-03-21 Rental Removed $1,300 BCSRMLS
• 2025-03-20 Listed for Rent $1,300 BCSRMLS
• 2022-08-15 Sold (Public Records) — Public Records
• 2022-08-15 Sold (MLS) — BCSRMLS
• 2022-08-07 Listed $163,399 BCSRMLS
• 2015-05-05 Sold (Public Records) — Public Records
• 2015-05-04 Sold (MLS) — BCSRMLS
• 2015-03-30 Listed $94,900 BCSRMLS
• 2007-06-12 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,909 · -3.2% YoY. Source: county tax records.