8249 Soapberry Ln · Pinebrook, TX 77363

$75,000

1 bd · 1.0 ba · 432 sqft · SingleFamily · 184 Days on market

Built 2020 9,395 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tiny House in the County. No HOA. Open concept home with shiplapped interior. Includes a 24 foot shipping container for storage. Also storage shed for more storage. Dobbin - Plantersville Coop public water is the supplier for the house. Entergy is the electric power company. For cooking a hot plate is used. Trees and other plants adorn the property.

Key facts

• Storage shed
• Shiplapped interior
• 9,395 sq ft lot

Tags

• SHIPLAPPED INTERIOR
• 24 FOOT SHIPPING CONTAINER
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Navasota ISD (town): math 31% / reading 31% proficiency, ranked #600 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 173 active listings in the ZIP; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.37% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.4%
• Equity multiple: 2.50×
• Total profit: $31,406
• Equity at exit: $33,723

10-year hold

• IRR: 27.0%
• Equity multiple: 4.83×
• Total profit: $80,407
• Equity at exit: $51,972

Cash invested: $21,000 (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 77363

• Active inventory: 173
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $352

Break-even live

Break-even rent $584

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $394	-5% $373	+0% $352	+5% $330	+10% $309
Rent	-10% $270	-5% $311	+0% $352	+5% $392	+10% $433
Rate	-1.0pp $389	-0.5pp $371	base $352	+0.5pp $332	+1.0pp $312

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $75,000 Active 184 DOM
2. 2026-06-18
   days on market $75,000 Active 181 DOM
3. 2026-06-17
   days on market $75,000 Active 180 DOM
4. 2026-06-16
   days on market $75,000 Active 179 DOM
5. 2026-06-15
   days on market $75,000 Active 178 DOM
6. 2026-06-13
   days on market $75,000 Active 176 DOM
7. 2026-06-09
   days on market $75,000 Active 172 DOM
8. 2026-06-08
   pricedays on market $75,000 Active 171 DOM
9. 2026-06-07
   days on market $79,000 Active 170 DOM
10. 2026-06-04
    days on market $79,000 Active 167 DOM
11. 2026-06-03
    days on market $79,000 Active 166 DOM
12. 2026-06-02
    days on market $79,000 Active 165 DOM
13. 2026-06-01
    days on market $79,000 Active 164 DOM
14. 2026-05-31
    days on market $79,000 Active 163 DOM
15. 2025-12-19
    listed $79,000 Active 351-char remark

    Show marketing remark (351 chars)

    Tiny House in the County. No HOA. Open concept home with shiplapped interior. Includes a 24 foot shipping container for storage. Also storage shed for more storage. Dobbin - Plantersville Coop public water is the supplier for the house. Entergy is the electric power company. For cooking a hot plate is used. Trees and other plants adorn the property.

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$930/yr (+$78/mo · 210.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,349
• − Mortgage interest: −$4,201
• − Property taxes: −$442
• − Insurance: −$375
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,182
• Taxable income: $3,173
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,457/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: Navasota ISD
• NCES district ID: 4832190
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $44,326
• Composite: 26.5/100
• National rank: #7205
• State rank: #600 of 826 in TX

Livability — Pinebrook

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Pinebrook, TX
• Population (ZIP): 3,246

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 3% Italian 3% Romanian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 15% Vietnamese 1%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2025-12-19 Listed $79,000 HARMLS

Property tax history

+38.8%/yr

Latest (2025): $442 · +14.0% YoY. Source: county tax records.