285 Brianna · Somerset, TX 78073

$239,500

3 bd · 2.0 ba · 1,216 sqft · Townhouse public records · 109 Days on market

Built 2017 0.89 ac lot $29/mo HOA · 2% of rent

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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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

A small slice of Heaven! Come see this lovely, four year old, 3 bedroom Manufactured home on .89 Acres. Home has been well cared for and the lot is spectacular, with many mature trees. Experience country living while still enjoying a reasonable commute to San Antonio. Priced to sell!

Key facts

• Electric gate
• Covered entryways
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• CHARMING LAUNDRY ROOM
• COVERED ENTRYWAYS
• MATURE TREES
• ELECTRIC GATE
• ROOMY STORAGE BUILDING

Property features AI

Finance

• Other: Subdivision: SAVANNAH HEIGHTS S/D UNIT 3
• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; Annual HOA fee of $350; Association transfer fee $200; Subdivision amenities include a park/playground

Exterior

• Parking: Street paved access
• Utilities: Septic
• Home design: Pre-owned home built by Clayton; Composition roof
• Construction: Siding exterior; Approximately 9 years old
• Exterior features: Covered patio; Privacy fence; Wire fence; Storage building / shed; Mature trees; Partially wooded, level lot; Cul-de-sac location; Paved street

Interior

• Kitchen: Stove/Range; Refrigerator; Dishwasher; 15 x 7 kitchen
• Bedrooms: Master bedroom (12 x 15) with walk-in closet, ceiling fan and full bath; Bedroom 2 (9 x 11); Bedroom 3 (9 x 15)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower and double vanity (8 x 11)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Eat-in kitchen; Utility room inside; Laundry room; All window coverings remain; Electric water heater
• Laundry & utility: Washer connection; Dryer connection; Utility room (6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (26.6% below list).
• Recommended offer: $176k (26.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#639 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 323 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.6% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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 109 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,808 (26.6% 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. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.22×
• Total profit: $14,768
• Equity at exit: $102,351

10-year hold

• IRR: 7.3%
• Equity multiple: 2.07×
• Total profit: $71,516
• Equity at exit: $153,703

Cash invested: $67,060 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 323
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$1,256
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$29
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-142

Break-even live

Break-even rent $1,937

Max offer price $214,496

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-74	+0% $-142	+5% $-209	+10% $-277
Rent	-10% $-280	-5% $-211	+0% $-142	+5% $-72	+10% $-3
Rate	-1.0pp $-21	-0.5pp $-81	base $-142	+0.5pp $-204	+1.0pp $-267

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 46 events

1. 2026-06-21
   days on market $239,500 Active 109 DOM
2. 2026-06-21
   days on market $239,500 Active 108 DOM
3. 2026-06-18
   days on market $239,500 Active 106 DOM
4. 2026-06-17
   days on market $239,500 Active 105 DOM
5. 2026-06-16
   days on market $239,500 Active 104 DOM
6. 2026-06-15
   days on market $239,500 Active 103 DOM
7. 2026-06-15
   days on market $239,500 Active 102 DOM
8. 2026-06-13
   days on market $239,500 Active 101 DOM
9. 2026-06-12
   days on market $239,500 Active 100 DOM
10. 2026-06-09
    days on market $239,500 Active 97 DOM
11. 2026-06-08
    days on market $239,500 Active 96 DOM
12. 2026-06-08
    days on market $239,500 Active 95 DOM
13. 2026-06-07
    days on market $239,500 Active 94 DOM
14. 2026-06-03
    days on market $239,500 Active 91 DOM
15. 2026-06-02
    days on market $239,500 Active 90 DOM
16. 2026-06-01
    days on market $239,500 Active 89 DOM
17. 2026-05-31
    days on market $239,500 Active 88 DOM
18. 2026-04-16
    price $239,500
19. 2026-03-05
    listed $245,000 New
20. 2023-12-18
    soldstatus
21. 2023-12-15
    soldstatus Sold 288-char remark

    Show marketing remark (288 chars)

    A small slice of Heaven! Come see this lovely, four year old, 3 bedroom Manufactured home on .89 Acres. Home has been well cared for and the lot is spectacular, with many mature trees. Experience country living while still enjoying a reasonable commute to San Antonio. Priced to sell!

22. 2023-12-12
    status Pending 288-char remark

    Show marketing remark (288 chars)

    A small slice of Heaven! Come see this lovely, four year old, 3 bedroom Manufactured home on .89 Acres. Home has been well cared for and the lot is spectacular, with many mature trees. Experience country living while still enjoying a reasonable commute to San Antonio. Priced to sell!

23. 2023-11-09
    historical Active Option 288-char remark

    Show marketing remark (288 chars)

    A small slice of Heaven! Come see this lovely, four year old, 3 bedroom Manufactured home on .89 Acres. Home has been well cared for and the lot is spectacular, with many mature trees. Experience country living while still enjoying a reasonable commute to San Antonio. Priced to sell!

24. 2023-11-03
    listed $169,900 New 288-char remark

    Show marketing remark (288 chars)

    A small slice of Heaven! Come see this lovely, four year old, 3 bedroom Manufactured home on .89 Acres. Home has been well cared for and the lot is spectacular, with many mature trees. Experience country living while still enjoying a reasonable commute to San Antonio. Priced to sell!

25. 2020-01-10
    soldstatus Sold 385-char remark

    Show marketing remark (385 chars)

    New, move-in ready, 3/2 manufactured home on just under an acre~ built-ins in liv room, open floorplan, farmhouse style kitchen sink, kitchen refrigerator, separate garden tub & separate shower in master bath, master double vanity, thermal windows, rock skirting, mature oak trees on a gently sloping lot. Comes with warranty. Ask about extra incentive for using preferred lenders.

26. 2019-10-08
    status Pending 385-char remark

    Show marketing remark (385 chars)

    New, move-in ready, 3/2 manufactured home on just under an acre~ built-ins in liv room, open floorplan, farmhouse style kitchen sink, kitchen refrigerator, separate garden tub & separate shower in master bath, master double vanity, thermal windows, rock skirting, mature oak trees on a gently sloping lot. Comes with warranty. Ask about extra incentive for using preferred lenders.

27. 2019-09-18
    historical Active Option 385-char remark

    Show marketing remark (385 chars)

    New, move-in ready, 3/2 manufactured home on just under an acre~ built-ins in liv room, open floorplan, farmhouse style kitchen sink, kitchen refrigerator, separate garden tub & separate shower in master bath, master double vanity, thermal windows, rock skirting, mature oak trees on a gently sloping lot. Comes with warranty. Ask about extra incentive for using preferred lenders.

28. 2019-08-17
    listed $134,900 New 385-char remark

    Show marketing remark (385 chars)

    New, move-in ready, 3/2 manufactured home on just under an acre~ built-ins in liv room, open floorplan, farmhouse style kitchen sink, kitchen refrigerator, separate garden tub & separate shower in master bath, master double vanity, thermal windows, rock skirting, mature oak trees on a gently sloping lot. Comes with warranty. Ask about extra incentive for using preferred lenders.

29. 2017-12-21
    soldstatus
30. 2017-12-20
    soldstatus Sold
31. 2017-11-26
    status Pending
32. 2017-11-03
    price $39,900
33. 2017-08-14
    status Back on Market
34. 2017-08-08
    status Pending
35. 2017-08-04
    listed $43,900 New
36. 2017-05-05
    status Pending
37. 2017-05-01
    historical Active Option
38. 2017-05-01
    historical
39. 2017-04-29
    listed $29,900 New
40. 2014-06-17
    historical
41. 2013-08-08
    listed $105,000
42. 2012-12-04
    soldstatus
43. 2012-11-29
    historical
44. 2010-05-14
    listed $25,900
45. 2010-04-29
    historical
46. 2010-01-22
    listed $25,000

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $4,383 · $365/mo
• Expected delta: +$3,432/yr (+$286/mo · 361.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $21,097
• − Mortgage interest: −$13,416
• − Property taxes: −$951
• − Insurance: −$1,995
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$348
• − Depreciation: −$6,967
• Taxable loss: −$5,955
• Est. tax savings @ 24.0%: +$1,429
• After-tax cash flow: $-269/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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 of 826 in TX

Livability — Somerset

• Score: 66/100
• State rank: #639
• US rank: #12187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,510

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 289.1266
• 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

+858.0% since first listed

29 events — show timeline

• 2026-04-16 Price Changed $239,500 LERA
• 2026-03-05 Listed $245,000 LERA
• 2023-12-18 Sold (Public Records) — Public Records
• 2023-12-15 Sold (MLS) — LERA
• 2023-12-12 Pending — LERA
• 2023-11-09 Contingent — LERA
• 2023-11-03 Listed $169,900 LERA
• 2020-01-10 Sold (MLS) — LERA
• 2019-10-08 Pending — LERA
• 2019-09-18 Contingent — LERA
• 2019-08-17 Listed $134,900 LERA
• 2017-12-21 Sold (Public Records) — Public Records
• 2017-12-20 Sold (MLS) — LERA
• 2017-11-26 Pending — LERA
• 2017-11-03 Price Changed $39,900 LERA
• 2017-08-14 Relisted — LERA
• 2017-08-08 Pending — LERA
• 2017-08-04 Listed $43,900 LERA
• 2017-05-05 Pending — LERA
• 2017-05-01 Contingent — LERA
• 2017-05-01 Listing Removed — LERA
• 2017-04-29 Listed $29,900 LERA
• 2014-06-17 Listing Removed — LERA
• 2013-08-08 Listed $105,000 LERA
• 2012-12-04 Sold (MLS) — LERA
• 2012-11-29 Listing Removed — LERA
• 2010-05-14 Listed $25,900 LERA
• 2010-04-29 Listing Removed — LERA
• 2010-01-22 Listed $25,000 LERA

Property tax history

+5.6%/yr

Latest (2025): $951 · -64.9% YoY. Source: county tax records.