709 Sabine St · Brenham, TX 77833

$115,000

3 bd · 1.0 ba · 1,241 sqft · SingleFamily public records · 51 Days on market

Built 1998 10,001 sqft lot $93/sqft · 39% below area Est $188k · 39% under ↓ 28% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.2/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential. This 3/1 home is Ideal for investors, first-time buyers, or those seeking a project with room to expand. The large corner lot gives ample space for future additions, outdoor living, or gardening. Located in a developing neighborhood with convenient access to the Washington County Fairgrounds, local amenities, great schools, and just minutes from downtown Brenham. This property combines location with potential, come see for yourself!

Key facts

• 0.23 acre lot
• Built 1998
• Listed 50 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story information includes rooms on first, second and third levels
• Construction: Built in 1998; Slab foundation; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 11 x 11); Bedroom on the second floor (approx. 11 x 12); Bedroom on the third floor (approx. 12 x 14)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Washer hookup; 3 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: employment C-, crime F, commute 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.
• Zoned schools: Brenham H S (math 50% / reading 45%, grade D, #583 of 1,632 statewide, top 36%, 1,584 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 514 active listings in the ZIP; 12 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. 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?
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: 1.32% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (median comp): $187,519
• List price: $115,000
• Delta: -38.67%
• 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
706 Matilda St	0.50mi	3/1.0	1,210 (-2%)	8mo	$199,900	$165	66
605 Gay Hill St	0.48mi	3/1.0	1,238 (-0%)	14mo	$250,000	$202	66
1107 Thiel St	0.29mi	2/1.0 (-1)	1,209 (-3%)	14mo	$125,000	$103	65
1201 E Alamo St	0.48mi	3/1.0	1,158 (-7%)	6mo	$214,900	$186	62
400 N Chappell Hill St	0.42mi	2/1.0 (-1)	1,331 (+7%)	2mo	$249,900	$188	61
907 Martin St	0.22mi	2/2.0 (-1)	1,160 (-6%)	12mo	$199,000	$172	59
1006 Barnhill St	0.38mi	3/1.0	1,341 (+8%)	14mo	$95,000	$71	57
1304 E Alamo St	0.47mi	3/1.0	1,161 (-6%)	14mo	$184,900	$159	56
1210 Bridge St	0.32mi	3/2.0	1,054 (-15%)	3mo	$197,000	$187	54
1002 Norris St	0.72mi	3/2.0	1,174 (-5%)	5mo	$305,000	$260	49
505 Alma St	0.63mi	2/1.0 (-1)	1,259 (+2%)	18mo	$380,000	$302	48
1003 Norris St	0.69mi	2/1.0 (-1)	1,064 (-14%)	6mo	$150,000	$141	34

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,950
• Equity at exit: $17,147

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $32,665
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$603
• Tax from tax record: −$191 /mo · $2,286/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $354

Break-even live

Break-even rent $1,065

Max offer price $115,000

Occupancy floor 72%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Sabine St Brenham, TX	2.0	1.0	900	$1,450	$1.61	44d	1	0.02mi
704 E Academy St Brenham, TX	2.0	1.0	816	$1,250	$1.53	44d	1	0.49mi
1002 Garrett St Brenham, TX	3.0	2.0	1084	$1,450	$1.34	44d	1	0.57mi
910 N Park St Brenham, TX	1.0–2.0	1.0	715	$1,250	$1.75	44d	2	0.80mi
309 Duprie Dr Brenham, TX	3.0	2.0	1094	$1,550	$1.42	44d	1	0.94mi
1000 Marie St Brenham, TX	3.0	2.0	1322	$1,450	$1.10	44d	1	1.05mi
201 Ava Dr Brenham, TX	3.0	2.0	1301	$1,800	$1.38	44d	1	1.08mi
309 McNeese St Brenham, TX	2.0	1.0	877	$1,400	$1.60	44d	1	1.09mi
809 Jersey Ln Brenham, TX	2.0	1.0	884	$1,300	$1.47	44d	1	1.26mi
514 W Jefferson St Brenham, TX	2.0	1.0	819	$1,300	$1.59	44d	1	1.28mi
500 College Ave Brenham, TX	1.0–3.0	1.0–1.5	800	$1,375	$1.72	44d	2	1.45mi
705 S Jackson St Brenham, TX	2.0	1.0	1050	$1,312	$1.25	44d	2	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $115,000 Active 51 DOM
2. 2026-06-18
   days on market $115,000 Active 50 DOM
3. 2026-06-17
   days on market $115,000 Active 49 DOM
4. 2026-06-16
   days on market $115,000 Active 48 DOM
5. 2026-06-15
   days on market $115,000 Active 47 DOM
6. 2026-06-14
   days on market $115,000 Active 45 DOM
7. 2026-06-12
   days on market $115,000 Active 44 DOM
8. 2026-06-09
   days on market $115,000 Active 41 DOM
9. 2026-06-08
   days on market $115,000 Active 40 DOM
10. 2026-06-07
    pricedays on market $115,000 Active 39 DOM
11. 2026-06-02
    days on market $130,000 Active 34 DOM
12. 2026-06-01
    days on market $130,000 Active 33 DOM
13. 2026-05-31
    days on market $130,000 Active 32 DOM
14. 2026-05-30
    days on market $130,000 Active 31 DOM
15. 2026-04-29
    listed $130,000 Active 458-char remark

    Show marketing remark (458 chars)

    Unlock the potential. This 3/1 home is Ideal for investors, first-time buyers, or those seeking a project with room to expand. The large corner lot gives ample space for future additions, outdoor living, or gardening. Located in a developing neighborhood with convenient access to the Washington County Fairgrounds, local amenities, great schools, and just minutes from downtown Brenham. This property combines location with potential, come see for yourself!

16. 2026-04-29
    listed $130,000 Active 534-char remark

    Show marketing remark (458 chars)

    Unlock the potential. This 3/1 home is Ideal for investors, first-time buyers, or those seeking a project with room to expand. The large corner lot gives ample space for future additions, outdoor living, or gardening. Located in a developing neighborhood with convenient access to the Washington County Fairgrounds, local amenities, great schools, and just minutes from downtown Brenham. This property combines location with potential, come see for yourself!

17. 2026-01-14
    historical
18. 2025-12-08
    price $120,000
19. 2025-12-08
    price $120,000
20. 2025-11-14
    status Active
21. 2025-10-23
    status Active
22. 2025-10-23
    price $135,000
23. 2025-10-23
    price $135,000
24. 2025-10-15
    status Active
25. 2025-10-04
    listed $160,000 Active
26. 2025-10-01
    listed $160,000 Active

ⓘ 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: $2,286 · $191/mo
• Projected year-2 tax: $2,286 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 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: $18,157
• − Mortgage interest: −$6,442
• − Property taxes: −$2,286
• − Insurance: −$575
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,345
• Taxable income: $2,603
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,621/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

-28.1% since first listed

14 events — show timeline

• 2026-06-06 Price Changed $115,000 BCSRMLS
• 2026-06-05 Price Changed $115,000 HARMLS
• 2026-04-29 Listed $130,000 BCSRMLS
• 2026-04-29 Listed $130,000 HARMLS
• 2026-01-14 Listing Removed — HARMLS
• 2025-12-08 Price Changed $120,000 BCSRMLS
• 2025-12-08 Price Changed $120,000 HARMLS
• 2025-11-14 Relisted — BCSRMLS
• 2025-10-23 Relisted — BCSRMLS
• 2025-10-23 Price Changed $135,000 BCSRMLS
• 2025-10-23 Price Changed $135,000 HARMLS
• 2025-10-15 Relisted — BCSRMLS
• 2025-10-04 Listed $160,000 HARMLS
• 2025-10-01 Listed $160,000 BCSRMLS

Property tax history

+12.0%/yr

Latest (2025): $2,286 · +68.0% YoY. Source: county tax records.