1601 Westwind Dr · Brenham, TX 77833

$139,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 1 Days on market

Built 1981 0.33 ac lot Est $264k · 47% under

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Why this score? — see what drove the C 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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.5/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special!

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1981

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 7.2% 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: 519 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $961 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.11% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $263,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Westwind Dr	0.00mi	3/2.0	1,516 (0%)	0mo	$139,000	$92	100
901 West Lubbock	0.13mi	3/2.0	1,526 (+1%)	10mo	$262,500	$172	85
1807 Lakeview Dr	0.27mi	3/2.0	1,437 (-5%)	2mo	$250,000	$174	77
2008 Kirk Dr	0.34mi	3/2.0	1,565 (+3%)	11mo	$310,000	$198	69
1603 S Jackson St	0.25mi	3/1.0	1,357 (-10%)	6mo	$239,000	$176	62
1901 Marjorie St	0.41mi	3/1.0	1,393 (-8%)	6mo	$219,000	$157	59
703 W Fifth St	0.40mi	3/2.0	1,350 (-11%)	13mo	$359,000	$266	52
102 E Valverde St	0.64mi	4/2.0 (+1)	1,393 (-8%)	1mo	$349,000	$251	51
1708 S Park St	0.61mi	3/1.0	1,448 (-4%)	12mo	$349,999	$242	50
408 W Chauncy St	0.35mi	2/1.5 (-1)	1,297 (-14%)	5mo	$178,200	$137	48
1900 S Baylor St	0.69mi	2/1.0 (-1)	1,504 (-1%)	12mo	$200,000	$133	48
1803 S Park St	0.65mi	3/2.0	1,317 (-13%)	9mo	$189,000	$144	40

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-15,547
• Equity at exit: $20,725

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,238
• Equity at exit: $12,018

Cash invested: $38,920 (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: 519
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$729
• Tax from tax record: −$321 /mo · $3,855/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $108

Break-even live

Break-even rent $1,403

Max offer price $139,000

Occupancy floor 88%

Sensitivity live

Price	-10% $186	-5% $147	+0% $108	+5% $68	+10% $29
Rent	-10% $-14	-5% $47	+0% $108	+5% $169	+10% $229
Rate	-1.0pp $178	-0.5pp $143	base $108	+0.5pp $72	+1.0pp $35

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 S Jackson St Brenham, TX	2.0	1.0	1050	$1,312	$1.25	45d	2	0.61mi
101 W Second St Brenham, TX	3.0	2.5	1763	$1,700	$0.96	45d	1	0.92mi
509 E Mansfield St Brenham, TX	3.0	2.0	1506	$1,400	$0.93	45d	1	0.93mi
343 Stone Hill Dr Brenham, TX	2.0	2.0	1100	$1,475	$1.34	45d	1	0.94mi
347 Stone Hill Dr Unit 4 Brenham, TX	2.0	2.0	1134	$1,000	$0.88	45d	1	0.98mi
1000 Marie St Brenham, TX	3.0	2.0	1322	$1,450	$1.10	45d	1	1.06mi
802 E Stone St Brenham, TX	3.0	2.0	1318	$1,750	$1.33	45d	1	1.13mi
806 E Stone St Brenham, TX	3.0	2.0	1419	$1,500	$1.06	45d	1	1.16mi
900 E Stone St Brenham, TX	4.0	1.0	1272	$1,100	$0.86	45d	1	1.18mi
204 Cornish Dr Brenham, TX	3.0	1.0	1242	$1,450	$1.17	45d	1	1.22mi
908 E Stone St Brenham, TX	4.0	1.5	1769	$1,400	$0.79	45d	1	1.23mi
1700 Ellen St Brenham, TX	3.0	2.0	1860	$1,550	$0.83	45d	1	1.23mi
1003 Oakridge St Brenham, TX	3.0	2.0	1452	$1,750	$1.21	45d	1	1.30mi
1008 Oakridge St Brenham, TX	3.0	2.0	1153	$1,500	$1.30	45d	1	1.32mi
213 Munz St Brenham, TX	3.0	2.0	1568	$1,500	$0.96	45d	1	1.35mi
1006 Robinhood Rd Brenham, TX	3.0	2.0	1754	$1,700	$0.97	45d	1	1.38mi
812 Burleson St Brenham, TX	3.0	1.0	1553	$1,525	$0.98	45d	1	1.40mi
1002 Garrett St Brenham, TX	3.0	2.0	1084	$1,450	$1.34	45d	1	1.47mi
2608 Cheyenne Dr Brenham, TX	3.0	2.0	1293	$1,350	$1.04	45d	1	1.49mi

Listing history 3 events

1. 2026-04-08
   status Pending
2. 2026-04-07
   listed $139,000 Active
3. 2013-11-26
   soldstatus

ⓘ 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: $3,855 · $321/mo
• Projected year-2 tax: $3,855 · $321/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 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: $18,469
• − Mortgage interest: −$7,786
• − Property taxes: −$3,855
• − Insurance: −$695
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,044
• Taxable loss: −$866
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $1,501/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

3 events — show timeline

• 2026-04-08 Pending — HARMLS
• 2026-04-07 Listed $139,000 HARMLS
• 2013-11-26 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,855 · +7.8% YoY. Source: county tax records.