713 Burleson St · Brenham, TX 77833

$199,000

3 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 80 Days on market

Built 1973 0.43 ac lot $176/sqft · 17% below area Est $238k · 17% under ↓ 11% since listing

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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 +14.9/15.0
• Cash flow +10.8/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The same owner has loved this property for over 60 years. This cherished home offers 2 bedrooms and 1 bathroom; however, it can easily be converted back into a 3 bedroom. This sunroom and storage shed are great additions to the property but the star to the show is the lot size, which is just shy of a half an acre. Schedule your tour of this special downtown Brenham gem. Buyer to verify all listing information.

Key facts

• Lot size
• Sunroom
• Storage shed

Tags

• SUNROOM
• STORAGE SHED
• LOT SIZE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (20.6% below list).
• Recommended offer: $158k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% in Brenham — 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 75/100 on livability (#136 in TX, #3,978 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, amenities A; Watch: schools C-, employment C-, crime F.
• Brenham ISD (town): math 50% / reading 40% proficiency, ranked #263 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 514 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 111 units permitted in Washington County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,100 (20.6% 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 80 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.79% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (median comp): $238,383
• List price: $199,000
• Delta: -16.52%
• 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
704 Burleson St	0.04mi	3/2.0	1,026 (-9%)	1mo	$254,900	$248	77
205 Munz St	0.73mi	2/1.5 (-1)	1,107 (-2%)	2mo	$270,000	$244	54
1253 Wilkins Valley St	0.26mi	3/2.0	1,297 (+15%)	8mo	$242,785	$187	53
1232 Wilkins Valley St	0.24mi	3/2.0	1,297 (+15%)	8mo	$245,065	$189	53
1208 Wilkins Valley St	0.24mi	3/2.0	1,297 (+15%)	10mo	$244,765	$189	52
1400 Cedar St	0.58mi	2/1.0 (-1)	1,093 (-3%)	13mo	$215,000	$197	51
213 N Austin St	0.39mi	3/2.0	1,292 (+14%)	5mo	$205,000	$159	50
308 W Jefferson St	0.34mi	2/1.0 (-1)	970 (-14%)	7mo	$155,000	$160	50
1004 Mill Creek Dr	0.58mi	2/2.0 (-1)	1,042 (-8%)	8mo	$179,900	$173	44
207 Munz St	0.72mi	3/1.0	1,253 (+11%)	12mo	$247,000	$197	38
602 Alma St	0.73mi	2/1.0 (-1)	996 (-12%)	4mo	$349,000	$350	38
1309 Hidden Creek Ln	0.72mi	3/2.0	1,029 (-9%)	13mo	$285,000	$277	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-37,968
• Equity at exit: $29,672

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-40,426
• Equity at exit: $17,206

Cash invested: $55,720 (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 77833

• Active inventory: 514
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-90

Break-even live

Break-even rent $1,695

Max offer price $183,126

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Oakridge St Brenham, TX	3.0	2.0	1452	$1,750	$1.21	43d	1	0.22mi
514 W Jefferson St Brenham, TX	2.0	1.0	819	$1,300	$1.59	43d	1	0.23mi
1008 Oakridge St Brenham, TX	3.0	2.0	1153	$1,500	$1.30	43d	1	0.26mi
910 N Park St Brenham, TX	1.0–2.0	1.0	715	$1,250	$1.75	43d	2	0.53mi
309 McNeese St Brenham, TX	2.0	1.0	877	$1,400	$1.60	43d	1	0.55mi
705 S Jackson St Brenham, TX	2.0	1.0	1050	$1,312	$1.25	43d	2	0.76mi
500 College Ave Brenham, TX	1.0–3.0	1.0–1.5	800	$1,375	$1.72	43d	2	0.80mi
704 E Academy St Brenham, TX	2.0	1.0	816	$1,250	$1.53	43d	1	0.85mi
226 N Dixie St Brenham, TX	3.0	2.0	1260	$2,100	$1.67	43d	1	0.89mi
707 Davy St Brenham, TX	3.0	2.0	1315	$1,955	$1.49	43d	1	0.89mi
204 Cornish Dr Brenham, TX	3.0	1.0	1242	$1,450	$1.17	43d	1	0.96mi
309 Duprie Dr Brenham, TX	3.0	2.0	1094	$1,550	$1.42	43d	1	0.97mi
201 Ava Dr Brenham, TX	3.0	2.0	1301	$1,800	$1.38	43d	1	1.04mi
1002 Garrett St Brenham, TX	3.0	2.0	1084	$1,450	$1.34	43d	1	1.09mi
1000 Marie St Brenham, TX	3.0	2.0	1322	$1,450	$1.10	43d	1	1.16mi
715 Sabine St Brenham, TX	2.0	1.0	900	$1,450	$1.61	43d	1	1.33mi
809 Jersey Ln Brenham, TX	2.0	1.0	884	$1,300	$1.47	43d	1	1.46mi

Listing history 17 events

1. 2026-06-19
   days on market $199,000 Active 80 DOM
2. 2026-06-18
   days on market $199,000 Active 79 DOM
3. 2026-06-17
   days on market $199,000 Active 78 DOM
4. 2026-06-16
   days on market $199,000 Active 77 DOM
5. 2026-06-15
   days on market $199,000 Active 76 DOM
6. 2026-06-14
   days on market $199,000 Active 74 DOM
7. 2026-06-12
   days on market $199,000 Active 73 DOM
8. 2026-06-09
   days on market $199,000 Active 70 DOM
9. 2026-06-08
   days on market $199,000 Active 69 DOM
10. 2026-06-07
    days on market $199,000 Active 68 DOM
11. 2026-06-02
    days on market $199,000 Active 63 DOM
12. 2026-06-01
    days on market $199,000 Active 62 DOM
13. 2026-05-31
    days on market $199,000 Active 61 DOM
14. 2026-05-30
    days on market $199,000 Active 60 DOM
15. 2026-05-12
    price $199,000 413-char remark

    Show marketing remark (413 chars)

    The same owner has loved this property for over 60 years. This cherished home offers 2 bedrooms and 1 bathroom; however, it can easily be converted back into a 3 bedroom. This sunroom and storage shed are great additions to the property but the star to the show is the lot size, which is just shy of a half an acre. Schedule your tour of this special downtown Brenham gem. Buyer to verify all listing information.

16. 2026-04-16
    price $219,000 413-char remark

    Show marketing remark (413 chars)

    The same owner has loved this property for over 60 years. This cherished home offers 2 bedrooms and 1 bathroom; however, it can easily be converted back into a 3 bedroom. This sunroom and storage shed are great additions to the property but the star to the show is the lot size, which is just shy of a half an acre. Schedule your tour of this special downtown Brenham gem. Buyer to verify all listing information.

17. 2026-03-31
    listed $222,500 Active 413-char remark

    Show marketing remark (413 chars)

    The same owner has loved this property for over 60 years. This cherished home offers 2 bedrooms and 1 bathroom; however, it can easily be converted back into a 3 bedroom. This sunroom and storage shed are great additions to the property but the star to the show is the lot size, which is just shy of a half an acre. Schedule your tour of this special downtown Brenham gem. Buyer to verify all listing information.

ⓘ 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: $2,548 · $212/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,093/yr (+$91/mo · 42.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,972
• − Mortgage interest: −$11,147
• − Property taxes: −$2,548
• − Insurance: −$995
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,789
• Taxable loss: −$4,543
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $12/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: Brenham ISD
• NCES district ID: 4811280
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $48,090
• Composite: 38.51/100
• National rank: #4177
• State rank: #263 of 826 in TX

Livability — Brenham

• Score: 75/100
• State rank: #136
• US rank: #3978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brenham, TX
• County: Washington County · 29,498 people
• City population: 29,498
• Metro: Brenham, TX
• Population (ZIP): 29,498
• Household income: $73,388
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 614.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 37,557 people
• By 2030: 38,789 · +3.3%
• By 2040: 41,305 · +10.0%
• By 2050: 43,687 · +16.3%
• By 2075: 50,242 · +33.8%
• By 2100: 53,235 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 20% Black 16% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+54.7) · D 22.3% · R 77.0%
• 2008→2024 swing: -12.0pp toward R · 2008: -42.7pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+49.9 2016: R+51.3 2012: R+52.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.24%
• Current HPI: 192.9078
• Rent YoY: —
• Metro: Brenham, 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

-10.6% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $199,000 HARMLS
• 2026-04-16 Price Changed $219,000 HARMLS
• 2026-03-31 Listed $222,500 HARMLS

Property tax history

+3.9%/yr

Latest (2025): $2,548 · +12.2% YoY. Source: county tax records.