302 N Burnet St N · Bremond, TX 77856

$100,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 95 Days on market

Built 2002 0.40 ac lot $82/sqft · 25% below area Est $133k · 25% under ↓ 29% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located on a large corner lot less than a block from Bremond schools, (K-12). The home is a 3 bedroom, 2 bath with a large kitchen/living area in the central part of the house. It is located on a large corner lot, (. 396 acres) with room for an additional home or mobile home. The house has metal skirting all around, large front and back porches, All new paint on the inside of the house, new water proof vinyl flooring throughout most of the house, and Led interior lighting. Washer/Dryer, Refrigerator, Stove, Dishwasher and built in Microwave all convey. House is all electric, with City of Bremond Water, and Entergy electric. Come take a look at this one!

Key facts

• Large corner lot
• New paint
• 0.4 acre lot

Tags

• LARGE CORNER LOT
• LARGE KITCHEN LIVING AREA
• NEW PAINT
• NEW WATER PROOF VINYL FLOORING
• LED INTERIOR LIGHTING
• LARGE FRONT AND BACK PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#894 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Bremond ISD (rural): math 31% / reading 48% proficiency, ranked #433 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 130 active listings in the ZIP; 23 units permitted in Robertson County in 2023 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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: 1.50% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.67%
• DSCR: 2.14
• GRM: 5.6

CMA / ARV

• ARV (median comp): $132,613
• List price: $100,000
• Delta: -24.59%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 E Collins St	0.49mi	3/2.0	1,191 (-2%)	11mo	$169,000	$142	64
218 E Denton St	0.43mi	3/2.0	1,120 (-8%)	4mo	$99,900	$89	64

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: 19.3%
• Equity multiple: 1.78×
• Total profit: $21,906
• Equity at exit: $14,910

10-year hold

• IRR: 27.6%
• Equity multiple: 3.43×
• Total profit: $68,032
• Equity at exit: $8,646

Cash invested: $28,000 (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 77856

• Home prices YoY: -20.3%
• Active inventory: 130
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $599

Break-even live

Break-even rent $741

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $656	-5% $627	+0% $599	+5% $571	+10% $542
Rent	-10% $481	-5% $540	+0% $599	+5% $658	+10% $717
Rate	-1.0pp $649	-0.5pp $624	base $599	+0.5pp $573	+1.0pp $547

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $100,000 Active 95 DOM
2. 2026-06-18
   days on market $100,000 Active 93 DOM
3. 2026-06-17
   days on market $100,000 Active 92 DOM
4. 2026-06-16
   days on market $100,000 Active 91 DOM
5. 2026-06-15
   days on market $100,000 Active 90 DOM
6. 2026-06-13
   days on market $100,000 Active 88 DOM
7. 2026-06-12
   days on market $100,000 Active 87 DOM
8. 2026-06-09
   days on market $100,000 Active 84 DOM
9. 2026-06-08
   days on market $100,000 Active 83 DOM
10. 2026-06-08
    days on market $100,000 Active 82 DOM
11. 2026-06-05
    days on market $100,000 Active 80 DOM
12. 2026-06-03
    days on market $100,000 Active 78 DOM
13. 2026-06-02
    days on market $100,000 Active 77 DOM
14. 2026-06-01
    days on market $100,000 Active 76 DOM
15. 2026-05-31
    days on market $100,000 Active 75 DOM
16. 2026-03-17
    listed $100,000 Active 674-char remark

    Show marketing remark (674 chars)

    This home is located on a large corner lot less than a block from Bremond schools, (K-12). The home is a 3 bedroom, 2 bath with a large kitchen/living area in the central part of the house. It is located on a large corner lot, (. 396 acres) with room for an additional home or mobile home. The house has metal skirting all around, large front and back porches, All new paint on the inside of the house, new water proof vinyl flooring throughout most of the house, and Led interior lighting. Washer/Dryer, Refrigerator, Stove, Dishwasher and built in Microwave all convey. House is all electric, with City of Bremond Water, and Entergy electric. Come take a look at this one!

17. 2025-10-11
    listed $139,900 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: $231 · $19/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$1,599/yr (+$133/mo · 692.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,990
• − Mortgage interest: −$5,602
• − Property taxes: −$231
• − Insurance: −$500
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,909
• Taxable income: $5,870
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $5,780/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: Bremond ISD
• NCES district ID: 4811250
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $45,350
• Composite: 33.57/100
• National rank: #5421
• State rank: #433 of 826 in TX

Livability — Bremond

• Score: 63/100
• State rank: #894
• US rank: #16038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bremond, TX
• Population (ZIP): 4,832

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 16,926 people
• By 2030: 17,039 · +0.7%
• By 2040: 17,217 · +1.7%
• By 2050: 17,301 · +2.2%
• By 2075: 17,849 · +5.5%
• By 2100: 17,642 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 21% Two or more races 11% Black 8%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -19.4pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+40.4 2016: R+35.1 2012: R+22.3 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.35%
• Current HPI: 193.4211
• 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

-28.5% since first listed

2 events — show timeline

• 2026-03-17 Listed $100,000 BCSRMLS
• 2025-10-11 Listed $139,900 BCSRMLS

Property tax history

-2.9%/yr

Latest (2025): $231 · +1.9% YoY. Source: county tax records.