18105 Sweed Rd · Navasota, TX 77880

$169,000

2 bd · 1.0 ba · 1,400 sqft · SingleFamily · 255 Days on market

Poor condition 1.77 ac lot ↓ 3% since listing

---

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 +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Welcome to 18105 Sweed rd Washington Tx, This beautiful tract has so much to offer.The tract has an approx 1400 sq' farm house (in need of remodeling it is currently gutted ) the home is a 3-4/2 home with a open attic area which could be used for play room bed rm office etc good bones many options with an imagination or bring your rv, add a mobile hm or build that dream hm. The property has an existing meter pole with a Rv plug, The tract offers a approx 24x30 Shop/Barn multiple large mature oaks. County Rd Frontage. Located approx 30 mintutes from Bryan / College Station and approx 1 hr to Houston. Come check this property out lot five and lot six can be sold togather for a combination of just over three acres. Please feel free to reach out for any questions you may have. Drive way from sweed rd will need to be installed by buyer. Community water available tapped will be needed (Corix Utilities )

Key facts

• Mature oaks
• County rd frontage
• Rv plug

Tags

• FARM HOUSE
• METER POLE
• RV PLUG
• SHOP BARN
• MATURE OAKS
• COUNTY RD FRONTAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 3.8% in Navasota — 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 63/100 on livability (#852 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 111 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.1% local appreciation)).
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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: 2.48% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.48%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.0%
• Equity multiple: 4.94×
• Total profit: $186,519
• Equity at exit: $107,115

10-year hold

• IRR: 59.9%
• Equity multiple: 10.33×
• Total profit: $441,397
• Equity at exit: $195,007

Cash invested: $47,320 (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 77880

• Home prices YoY: 2.5%
• Active inventory: 75
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $4,198 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $2,148

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 44%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8300 Lone Star Rd Unit 1328077P Washington, TX	2.0	2.0	1151	$4,198	$3.65	12d	1	1.41mi

Listing history 16 events

1. 2026-06-19
   days on market $169,000 Active 255 DOM
2. 2026-06-18
   days on market $169,000 Active 254 DOM
3. 2026-06-17
   days on market $169,000 Active 253 DOM
4. 2026-06-16
   days on market $169,000 Active 252 DOM
5. 2026-06-15
   days on market $169,000 Active 251 DOM
6. 2026-06-14
   days on market $169,000 Active 249 DOM
7. 2026-06-12
   days on market $169,000 Active 248 DOM
8. 2026-06-09
   days on market $169,000 Active 245 DOM
9. 2026-06-08
   days on market $169,000 Active 244 DOM
10. 2026-06-07
    days on market $169,000 Active 243 DOM
11. 2026-06-02
    days on market $169,000 Active 238 DOM
12. 2026-06-01
    days on market $169,000 Active 237 DOM
13. 2026-05-31
    days on market $169,000 Active 236 DOM
14. 2026-05-30
    days on market $169,000 Active 235 DOM
15. 2026-01-31
    price $169,000 913-char remark

    Show marketing remark (913 chars)

    Welcome to 18105 Sweed rd Washington Tx, This beautiful tract has so much to offer.The tract has an approx 1400 sq' farm house (in need of remodeling it is currently gutted ) the home is a 3-4/2 home with a open attic area which could be used for play room bed rm office etc good bones many options with an imagination or bring your rv, add a mobile hm or build that dream hm. The property has an existing meter pole with a Rv plug, The tract offers a approx 24x30 Shop/Barn multiple large mature oaks. County Rd Frontage. Located approx 30 mintutes from Bryan / College Station and approx 1 hr to Houston. Come check this property out lot five and lot six can be sold togather for a combination of just over three acres. Please feel free to reach out for any questions you may have. Drive way from sweed rd will need to be installed by buyer. Community water available tapped will be needed (Corix Utilities )

16. 2025-10-07
    listed $175,000 Active 913-char remark

    Show marketing remark (913 chars)

    Welcome to 18105 Sweed rd Washington Tx, This beautiful tract has so much to offer.The tract has an approx 1400 sq' farm house (in need of remodeling it is currently gutted ) the home is a 3-4/2 home with a open attic area which could be used for play room bed rm office etc good bones many options with an imagination or bring your rv, add a mobile hm or build that dream hm. The property has an existing meter pole with a Rv plug, The tract offers a approx 24x30 Shop/Barn multiple large mature oaks. County Rd Frontage. Located approx 30 mintutes from Bryan / College Station and approx 1 hr to Houston. Come check this property out lot five and lot six can be sold togather for a combination of just over three acres. Please feel free to reach out for any questions you may have. Drive way from sweed rd will need to be installed by buyer. Community water available tapped will be needed (Corix Utilities )

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $50,376
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$4,030
• − Management: −$4,030
• − Depreciation: −$4,916
• Taxable income: $24,553
• Est. tax owed @ 24.0%: −$5,893
• After-tax cash flow: $19,889/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.

Condition & rehab AI · 12 photos

Poor 20/100 Gut rehab

This property requires extensive gutting and repairs, including structural and landscaping work. Significant improvements can be made to increase its resale and rental value.

Repairs flagged

• Major Metal shed — Visible rust and wear
• Major Landscaping — Overgrown vegetation and dirt

Value-add opportunities

• Both Landscaping and garden design — Improves curb appeal and can be rented out
• Both Metal shed repair or replacement — Fixes structural issues and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal shed · Visible rust and wear	Major	$15,000–50,000
Landscaping · Overgrown vegetation and dirt	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and garden design — Improves curb appeal and can be rented out ↑
• Both Metal shed repair or replacement — Fixes structural issues and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Navasota

• Score: 63/100
• State rank: #852
• US rank: #15344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,954

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 24% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 4% Italian 2% Romanian 2%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 6.08%
• Current HPI: 250.2068
• 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

-3.4% since first listed

2 events — show timeline

• 2026-01-31 Price Changed $169,000 HARMLS
• 2025-10-07 Listed $175,000 HARMLS