3415 County Road 361 · Wild Peach Village, TX 77422

$89,900

3 bd · 1.0 ba · 1,327 sqft · SingleFamily public records · 92 Days on market

Built 1960 0.69 ac lot $68/sqft · 48% below area Est $174k · 48% under ↓ 18% since listing

---

Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this county property situated on .68 acres. The home features 3 bedrooms, 1.5 bathrooms and a single car garage. Enjoy the peace and privacy of country living with plenty of space for gardening, outdoor projects or future improvements. Bring your vision and turn this diamond in the rough into something special.

Key facts

• Space for gardening
• Outdoor projects
• 0.69 acre lot

Tags

• SPACE FOR GARDENING
• OUTDOOR PROJECTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 1.7% in Wild Peach Village — 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 58/100 on livability (#1,217 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 212 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 92 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.73% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.70%
• DSCR: 2.10
• GRM: 4.8

CMA / ARV

• ARV (median comp): $174,462
• List price: $89,900
• Delta: -48.47%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.9%
• Equity multiple: 4.26×
• Total profit: $82,046
• Equity at exit: $80,989

10-year hold

• IRR: 37.1%
• Equity multiple: 9.57×
• Total profit: $215,814
• Equity at exit: $174,656

Cash invested: $25,172 (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 77422

• Home prices YoY: 5.1%
• Active inventory: 212
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $518

Break-even live

Break-even rent $902

Max offer price $89,900

Occupancy floor 62%

Sensitivity live

Price	-10% $569	-5% $544	+0% $518	+5% $493	+10% $467
Rent	-10% $395	-5% $457	+0% $518	+5% $580	+10% $641
Rate	-1.0pp $563	-0.5pp $541	base $518	+0.5pp $495	+1.0pp $471

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   status $89,900 Pending 92 DOM
2. 2026-06-09
   days on market $89,900 Active 92 DOM
3. 2026-06-08
   days on market $89,900 Active 91 DOM
4. 2026-06-07
   days on market $89,900 Active 90 DOM
5. 2026-06-04
   days on market $89,900 Active 87 DOM
6. 2026-06-03
   days on market $89,900 Active 86 DOM
7. 2026-06-02
   days on market $89,900 Active 85 DOM
8. 2026-06-01
   days on market $89,900 Active 84 DOM
9. 2026-05-31
   days on market $89,900 Active 83 DOM
10. 2026-05-06
    price $89,900 336-char remark

    Show marketing remark (336 chars)

    Opportunity awaits with this county property situated on .68 acres. The home features 3 bedrooms, 1.5 bathrooms and a single car garage. Enjoy the peace and privacy of country living with plenty of space for gardening, outdoor projects or future improvements. Bring your vision and turn this diamond in the rough into something special.

11. 2026-04-08
    price $99,900 336-char remark

    Show marketing remark (336 chars)

    Opportunity awaits with this county property situated on .68 acres. The home features 3 bedrooms, 1.5 bathrooms and a single car garage. Enjoy the peace and privacy of country living with plenty of space for gardening, outdoor projects or future improvements. Bring your vision and turn this diamond in the rough into something special.

12. 2026-03-09
    listed $109,900 Active 336-char remark

    Show marketing remark (336 chars)

    Opportunity awaits with this county property situated on .68 acres. The home features 3 bedrooms, 1.5 bathrooms and a single car garage. Enjoy the peace and privacy of country living with plenty of space for gardening, outdoor projects or future improvements. Bring your vision and turn this diamond in the rough into something special.

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,691
• − Mortgage interest: −$5,036
• − Property taxes: −$2,440
• − Insurance: −$450
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$2,615
• Taxable income: $5,159
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $4,980/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: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 of 826 in TX

Livability — Wild Peach Village

• Score: 58/100
• State rank: #1217
• US rank: #21264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wild Peach Village, TX
• Population (ZIP): 14,548

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 15% Black 10%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.41%
• Current HPI: 296.0632
• 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

-18.2% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $89,900 HARMLS
• 2026-04-08 Price Changed $99,900 HARMLS
• 2026-03-09 Listed $109,900 HARMLS

Property tax history

+5.1%/yr

Latest (2025): $2,440 · -0.9% YoY. Source: county tax records.