1006 Top Hill Dr · Brenham, TX 77833

$189,900

2 bd · 2.0 ba · 1,899 sqft · SingleFamily public records · 30 Days on market

Built 1967 0.26 ac lot Est $294k · 35% under ↓ 25% 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 +15.0/15.0
• Cash flow +11.3/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 3-bedroom, 2-bathroom home sits on a quarter-acre lot with mature pecan and mulberry trees, offering both beauty and privacy. The spacious living and dining areas provide a comfortable setting for family gatherings, entertaining, or relaxing at home. The kitchen includes a new farmhouse sink and dishwasher, and the home also features a new hot water heater and HVAC system. A 12x12 building adds extra storage or workspace, while a charming fountain in the front yard enhances the home's curb appeal. The large shaded yard for gardening, outdoor activities, or simply enjoying the peaceful surroundings. Located in a well-established neighborhood just minutes from downtown Brenham, this property combines small-town charm with modern updates and plenty of potential.

Key facts

• New farmhouse sink
• New hot water heater
• 12x12 building

Tags

• NEW FARMHOUSE SINK
• NEW DISHWASHER
• NEW HOT WATER HEATER
• NEW HVAC SYSTEM
• 12X12 BUILDING
• LARGE SHADED YARD

Property features AI

Exterior

• Parking: Converted garage; No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; One- or multi-story (not specified); Slab foundation
• Construction: Brick construction; Metal roof; Built in 1967
• Exterior features: Covered patio; Deck; Porch; Patio; Private yard; Storage; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Microwave
• Flooring: Laminate; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-70 ($-836/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (13.2% below list).
• Recommended offer: $165k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 11 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 30 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (5%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,832 (13.2% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $294,345
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Top Hill Dr	0.02mi	2/1.5	1,711 (-10%)	18mo	$265,000	$155	65
1022 Fannin St	0.48mi	3/2.0 (+1)	1,957 (+3%)	3mo	$279,000	$143	65
1009 Robinhood	0.14mi	3/2.0 (+1)	1,618 (-15%)	2mo	$275,000	$170	62
1110 W Jefferson St	0.37mi	2/1.0	1,758 (-7%)	13mo	$105,000	$60	56
1249 Wilkins Valley St	0.38mi	3/2.0 (+1)	1,680 (-12%)	6mo	$267,745	$159	54
802 Wintersong Dr	0.33mi	3/2.0 (+1)	1,658 (-13%)	8mo	$279,000	$168	52
200 Mulberry St	0.55mi	3/2.0 (+1)	2,127 (+12%)	9mo	$225,000	$106	42
1804 Westbrooke Cv	0.64mi	3/2.0 (+1)	1,642 (-14%)	6mo	$303,000	$185	37
1603 Eldon St	0.57mi	3/2.0 (+1)	1,640 (-14%)	11mo	$249,000	$152	36
1709 Grimes Dr	0.75mi	3/2.0 (+1)	1,783 (-6%)	19mo	$303,560	$170	34
1701 Grimes Dr	0.70mi	3/2.0 (+1)	2,150 (+13%)	17mo	$330,560	$154	26

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-35,147
• Equity at exit: $28,315

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-36,068
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$996
• Tax from tax record: −$297 /mo · $3,562/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-70

Break-even live

Break-even rent $1,736

Max offer price $177,596

Occupancy floor 99%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 Robinhood Rd Brenham, TX	3.0	2.0	1754	$1,700	$0.97	43d	1	0.07mi
1003 Oakridge St Brenham, TX	3.0	2.0	1452	$1,750	$1.21	43d	1	0.15mi
812 Burleson St Brenham, TX	3.0	1.0	1553	$1,525	$0.98	43d	1	0.32mi
213 Munz St Brenham, TX	3.0	2.0	1568	$1,500	$0.96	43d	1	0.44mi
226 N Dixie St Brenham, TX	3.0	2.0	1260	$2,100	$1.67	43d	1	0.62mi
204 Cornish Dr Brenham, TX	3.0	1.0	1242	$1,450	$1.17	43d	1	0.77mi
707 Davy St Brenham, TX	3.0	2.0	1315	$1,955	$1.49	43d	1	0.79mi
101 W Second St Brenham, TX	3.0	2.5	1763	$1,700	$0.96	43d	1	1.06mi
201 Ava Dr Brenham, TX	3.0	2.0	1301	$1,800	$1.38	43d	1	1.12mi
705 S Baylor St Brenham, TX	3.0	2.5	2386	$2,000	$0.84	43d	1	1.21mi
1000 Marie St Brenham, TX	3.0	2.0	1322	$1,450	$1.10	43d	1	1.45mi

Listing history 25 events

1. 2026-06-17
   days on market $189,900 Pending 30 DOM
2. 2026-06-16
   days on market $189,900 Pending 29 DOM
3. 2026-06-15
   days on market $189,900 Pending 28 DOM
4. 2026-06-14
   days on market $189,900 Pending 26 DOM
5. 2026-06-12
   statusdays on market $189,900 Pending 25 DOM
6. 2026-06-09
   days on market $189,900 Active 22 DOM
7. 2026-06-08
   days on market $189,900 Active 21 DOM
8. 2026-06-07
   days on market $189,900 Active 20 DOM
9. 2026-06-02
   days on market $189,900 Active 15 DOM
10. 2026-06-01
    price $189,900 Active 14 DOM
11. 2026-06-01
    days on market $199,900 Active 14 DOM
12. 2026-05-31
    days on market $199,900 Active 13 DOM
13. 2026-05-30
    days on market $199,900 Active 12 DOM
14. 2026-05-18
    listed $199,900 Active 783-char remark

    Show marketing remark (783 chars)

    This inviting 3-bedroom, 2-bathroom home sits on a quarter-acre lot with mature pecan and mulberry trees, offering both beauty and privacy. The spacious living and dining areas provide a comfortable setting for family gatherings, entertaining, or relaxing at home. The kitchen includes a new farmhouse sink and dishwasher, and the home also features a new hot water heater and HVAC system. A 12x12 building adds extra storage or workspace, while a charming fountain in the front yard enhances the home's curb appeal. The large shaded yard for gardening, outdoor activities, or simply enjoying the peaceful surroundings. Located in a well-established neighborhood just minutes from downtown Brenham, this property combines small-town charm with modern updates and plenty of potential.

15. 2026-05-18
    listed $199,900 Active

    Show marketing remark (783 chars)

    This inviting 3-bedroom, 2-bathroom home sits on a quarter-acre lot with mature pecan and mulberry trees, offering both beauty and privacy. The spacious living and dining areas provide a comfortable setting for family gatherings, entertaining, or relaxing at home. The kitchen includes a new farmhouse sink and dishwasher, and the home also features a new hot water heater and HVAC system. A 12x12 building adds extra storage or workspace, while a charming fountain in the front yard enhances the home's curb appeal. The large shaded yard for gardening, outdoor activities, or simply enjoying the peaceful surroundings. Located in a well-established neighborhood just minutes from downtown Brenham, this property combines small-town charm with modern updates and plenty of potential.

16. 2026-02-16
    historical
17. 2026-02-05
    price $232,000
18. 2026-02-05
    price $232,000
19. 2026-01-20
    price $242,000
20. 2026-01-20
    price $242,000
21. 2025-12-30
    price $246,500
22. 2025-12-30
    price $246,500
23. 2025-12-02
    price $255,000
24. 2025-11-17
    listed $265,000 Active
25. 2025-11-14
    listed $265,000 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: $3,562 · $297/mo
• Projected year-2 tax: $3,562 · $297/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 · 22 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: $19,780
• − Mortgage interest: −$10,637
• − Property taxes: −$3,562
• − Insurance: −$950
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$5,524
• Taxable loss: −$4,058
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $138/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

-24.6% since first listed

12 events — show timeline

• 2026-05-18 Listed $199,900 BCSRMLS
• 2026-05-18 Listed $199,900 HARMLS
• 2026-02-16 Listing Removed — HARMLS
• 2026-02-05 Price Changed $232,000 BCSRMLS
• 2026-02-05 Price Changed $232,000 HARMLS
• 2026-01-20 Price Changed $242,000 BCSRMLS
• 2026-01-20 Price Changed $242,000 HARMLS
• 2025-12-30 Price Changed $246,500 BCSRMLS
• 2025-12-30 Price Changed $246,500 HARMLS
• 2025-12-02 Price Changed $255,000 HARMLS
• 2025-11-17 Listed $265,000 BCSRMLS
• 2025-11-14 Listed $265,000 HARMLS

Property tax history

+4.1%/yr

Latest (2025): $3,562 · +12.2% YoY. Source: county tax records.