22561 Brierwood Dr · Coffee City, TX 75763

$319,000

6 bd · 3.0 ba · 4,104 sqft · SingleFamily public records · 46 Days on market

Built 1983 0.75 ac lot $78/sqft · 66% below area $15/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.9/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

Nestled in the charming community of Frankston, Texas, this magnificent six-bedroom, three-bathroom residence offers a perfect blend of space and functionality. Spanning an impressive footprint across six generous lots, this brick home provides ample room for comfort and entertaining, making it a rare find in today’s market. Step inside to discover an updated kitchen that boasts Stainless appliances, sleek countertops, and ample cabinetry, a spacious pantry designed for cooking enthusiasts and entertainers alike. A nice-sized formal dining room is right across from the kitchen, ideal for hosting family dinners or intimate gatherings with friends. Beyond the kitchen, the home's invitin

Key facts

• Expansive game room
• Spacious pantry
• Formal dining room

Tags

• UPDATED KITCHEN
• SPACIOUS PANTRY
• FORMAL DINING ROOM
• DEDICATED OFFICE SPACE
• EXPANSIVE GAME ROOM

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $180 (approx. $15/month)

Exterior

• Parking: 2-car garage with garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Septic tank; Cable available
• Home design: Single family detached residence; One story; Home warranty included
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Porch; Chain link fence; Lakefront access (Lake Palestine)

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood stove; Central air conditioning; Ceiling fans; Window unit(s)
• Interior features: Walk-in closets; In-law floorplan; Pantry; Two fireplaces (one in the master bedroom)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-765 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (46.3% below list).
• Recommended offer: $171k (46.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#845 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chandler El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 450 students, 74% FRL); Brownsboro J H (math 48% / reading 49%, grade C-, #392 of 1,662 statewide, top 24%, 405 students, 60% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 191 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,447 (46.3% 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 46 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.54% ✗
• Cap rate: 3.42%
• Cash-on-cash: -10.27%
• DSCR: 0.54
• GRM: 15.5

CMA / ARV

• ARV (median comp): $775,752
• List price: $319,000
• Delta: -58.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22551 Pine St	0.35mi	5/4.0 (-1)	3,560 (-13%)	8mo	$930,000	$261	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.40×
• Total profit: $125,000
• Equity at exit: $287,380

10-year hold

• IRR: 16.2%
• Equity multiple: 5.55×
• Total profit: $406,356
• Equity at exit: $619,747

Cash invested: $89,320 (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 75763

• Home prices YoY: 22.2%
• Active inventory: 191
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$298 /mo · $3,581/yr
• Insurance: −$133
• HOA: −$15
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-765

Break-even live

Break-even rent $2,683

Max offer price $183,897

Occupancy floor —

Sensitivity live

Price	-10% $-584	-5% $-674	+0% $-765	+5% $-855	+10% $-945
Rent	-10% $-900	-5% $-833	+0% $-765	+5% $-697	+10% $-629
Rate	-1.0pp $-604	-0.5pp $-684	base $-765	+0.5pp $-847	+1.0pp $-932

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 18 events

1. 2026-06-21
   days on market $319,000 Active 46 DOM
2. 2026-06-19
   days on market $319,000 Active 44 DOM
3. 2026-06-18
   days on market $319,000 Active 43 DOM
4. 2026-06-17
   days on market $319,000 Active 42 DOM
5. 2026-06-16
   days on market $319,000 Active 41 DOM
6. 2026-06-15
   days on market $319,000 Active 40 DOM
7. 2026-06-14
   days on market $319,000 Active 38 DOM
8. 2026-06-13
   days on market $319,000 Active 37 DOM
9. 2026-06-10
   days on market $319,000 Active 35 DOM
10. 2026-06-09
    days on market $319,000 Active 34 DOM
11. 2026-06-08
    days on market $319,000 Active 33 DOM
12. 2026-06-07
    days on market $319,000 Active 32 DOM
13. 2026-06-02
    days on market $319,000 Active 27 DOM
14. 2026-06-01
    days on market $319,000 Active 26 DOM
15. 2026-05-31
    days on market $319,000 Active 25 DOM
16. 2026-05-30
    days on market $319,000 Active 24 DOM
17. 2026-05-06
    listed $319,000 Active 1710-char remark
18. 1991-01-16
    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: $3,581 · $298/mo
• Projected year-2 tax: $5,838 · $486/mo
• Expected delta: +$2,257/yr (+$188/mo · 63.0%)

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

Taxation est. · year 1

• Rental income: $20,574
• − Mortgage interest: −$17,869
• − Property taxes: −$3,581
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$180
• − Depreciation: −$9,280
• Taxable loss: −$15,223
• Est. tax savings @ 24.0%: +$3,654
• After-tax cash flow: $-5,524/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Coffee City

• Score: 63/100
• State rank: #845
• US rank: #15290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,319

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.53%
• Current HPI: 295.14
• 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

2 events — show timeline

• 2026-05-06 Listed $319,000 GTAR
• 1991-01-16 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,581 · +8.0% YoY. Source: county tax records.