2889 County Road 702 · Wild Peach Village, TX 77422

$69,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 79 Days on market

Built 1978 2.00 ac lot $66/sqft · 60% below area ↓ 54% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

Key facts

• Future expansion
• Convenient access
• 2 acre lot

Tags

• 2 ACRE LOT
• OUTDOOR LIVING
• FUTURE EXPANSION
• QUIET AREA
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 1.3% in Wild Peach Village — 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 58/100 on livability (#1,217 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 212 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $7k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.06% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.06%
• DSCR: 2.47
• GRM: 4.1

CMA / ARV

• ARV (median comp): $173,801
• List price: $69,000
• Delta: -60.30%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2889 County Road 702	0.00mi	3/1.0	1,044 (0%)	0mo	$69,000	$66	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 4.70×
• Total profit: $71,568
• Equity at exit: $62,161

10-year hold

• IRR: 43.3%
• Equity multiple: 10.54×
• Total profit: $184,279
• Equity at exit: $134,052

Cash invested: $19,320 (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 77422

• Home prices YoY: 5.1%
• Active inventory: 212
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$199 /mo · $2,385/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $532

Break-even live

Break-even rent $746

Max offer price $69,000

Occupancy floor 58%

Sensitivity live

Price	-10% $571	-5% $552	+0% $532	+5% $513	+10% $493
Rent	-10% $420	-5% $476	+0% $532	+5% $588	+10% $644
Rate	-1.0pp $567	-0.5pp $550	base $532	+0.5pp $514	+1.0pp $496

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   price $69,000 859-char remark

   Show marketing remark (859 chars)

   Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

2. 2026-05-01
   price $79,000 859-char remark

   Show marketing remark (859 chars)

   Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

3. 2026-04-28
   price $89,000 859-char remark

   Show marketing remark (859 chars)

   Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

4. 2026-04-13
   price $99,000 859-char remark

   Show marketing remark (859 chars)

   Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

5. 2026-04-08
   price $109,000 859-char remark

   Show marketing remark (859 chars)

   Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

6. 2026-03-27
   price $129,000 859-char remark

   Show marketing remark (859 chars)

   Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

7. 2026-03-17
   price $134,000 859-char remark

   Show marketing remark (859 chars)

   Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

8. 2026-03-09
   listed $149,000 Active 859-char remark

   Show marketing remark (859 chars)

   Great opportunity to own a 3-bedroom, 2-bathroom home with 1,044 sq ft situated on a spacious 2-acre lot in Brazoria, TX! This property offers plenty of room to spread out and enjoy the peaceful surroundings of country living. The home is in need of significant repairs and updating, making it ideal for investors, renovators, or buyers looking to customize a property to their liking. With the right vision and improvements, this home could be transformed into a charming residence or investment property. The generous acreage provides ample space for outdoor living, gardening, workshops, or future expansion. Located in a quiet area while still offering convenient access to nearby towns, shopping, and major roadways, this property combines privacy with accessibility. Bring your ideas and tools—this Brazoria property is ready for its next chapter!

ⓘ 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: $2,385 · $199/mo
• Projected year-2 tax: $2,385 · $199/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,036
• − Mortgage interest: −$3,865
• − Property taxes: −$2,385
• − Insurance: −$345
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,007
• Taxable income: $5,708
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $5,017/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: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 of 826 in TX

Livability — Wild Peach Village

• Score: 58/100
• State rank: #1217
• US rank: #21264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wild Peach Village, TX
• Population (ZIP): 14,548

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 15% Black 10%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.41%
• Current HPI: 296.0632
• Rent YoY: —
• Metro: —
• 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

-53.7% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $69,000 HARMLS
• 2026-05-01 Price Changed $79,000 HARMLS
• 2026-04-28 Price Changed $89,000 HARMLS
• 2026-04-13 Price Changed $99,000 HARMLS
• 2026-04-08 Price Changed $109,000 HARMLS
• 2026-03-27 Price Changed $129,000 HARMLS
• 2026-03-17 Price Changed $134,000 HARMLS
• 2026-03-09 Listed $149,000 HARMLS

Property tax history

+5.0%/yr

Latest (2025): $2,385 · +20.2% YoY. Source: county tax records.