2545 County Road 769a · Brazoria, TX 77422

$199,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily · 97 Days on market

Built 1976 0.28 ac lot $140/sqft · 24% below area Est $262k · 24% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming and move-in ready home in Brazoria! Located at 2545 CR 769A, this inviting 3-bedroom, 2-bath residence offers comfortable living with thoughtful updates already completed. Step inside to find a well-designed layout featuring fresh interior paint touch-ups, updated doorknobs throughout the home, and new laminate flooring in select bedrooms, adding a modern touch and low-maintenance durability. Recent improvements also include a new water heater and replaced and freshly painted fascia boards, giving buyers added confidence and peace of mind. This property offers the perfect blend of comfort, functionality, and value, making it ideal for first-time buyers, investors, or anyone looking to enjoy the relaxed pace of living in Brazoria while still being conveniently located near everyday essentials.

Key facts

• New water heater
• Updated doorknobs
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• UPDATED DOORKNOBS
• NEW LAMINATE FLOORING
• NEW WATER HEATER
• REPLACED FASCIA BOARDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.2% below list).
• Recommended offer: $157k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% in Brazoria — 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 61/100 on livability (#1,001 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• 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.
• 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, 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 97 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,867 (21.2% 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 97 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $261,524
• List price: $199,000
• Delta: -23.91%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2587 County Road 769b	0.07mi	3/2.0	1,575 (+11%)	4mo	$249,900	$159	75
2495 County Road 769 C	0.16mi	3/2.0	1,577 (+11%)	2mo	$232,500	$147	72
2640 County Road 769c	0.14mi	3/2.0	1,621 (+14%)	3mo	$285,000	$176	67
2631 County Road 769c	0.11mi	3/2.0	1,621 (+14%)	12mo	$284,000	$175	61
2521 County Road 769a	0.02mi	4/2.0 (+1)	1,602 (+13%)	15mo	$230,250	$144	60
2639 Cr-769c	0.18mi	4/2.0 (+1)	1,600 (+13%)	10mo	$284,900	$178	58

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $99,743
• Equity at exit: $179,275

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $300,584
• Equity at exit: $386,613

Cash invested: $55,720 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-136

Break-even live

Break-even rent $1,741

Max offer price $179,321

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-67	+0% $-136	+5% $-205	+10% $-274
Rent	-10% $-260	-5% $-198	+0% $-136	+5% $-74	+10% $-12
Rate	-1.0pp $-36	-0.5pp $-85	base $-136	+0.5pp $-188	+1.0pp $-240

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $199,000 Active 97 DOM
2. 2026-06-18
   days on market $199,000 Active 94 DOM
3. 2026-06-17
   pricedays on market $199,000 Active 93 DOM
4. 2026-06-16
   days on market $209,900 Active 92 DOM
5. 2026-06-15
   days on market $209,900 Active 91 DOM
6. 2026-06-13
   days on market $209,900 Active 89 DOM
7. 2026-06-13
   days on market $209,900 Active 88 DOM
8. 2026-06-09
   days on market $209,900 Active 85 DOM
9. 2026-06-08
   days on market $209,900 Active 84 DOM
10. 2026-06-07
    days on market $209,900 Active 83 DOM
11. 2026-06-04
    days on market $209,900 Active 80 DOM
12. 2026-06-03
    days on market $209,900 Active 79 DOM
13. 2026-06-02
    days on market $209,900 Active 78 DOM
14. 2026-06-01
    days on market $209,900 Active 77 DOM
15. 2026-05-31
    days on market $209,900 Active 76 DOM
16. 2026-03-16
    historical

    Show marketing remark (834 chars)

    Welcome to this charming and move-in ready home in Brazoria! Located at 2545 CR 769A, this inviting 3-bedroom, 2-bath residence offers comfortable living with thoughtful updates already completed. Step inside to find a well-designed layout featuring fresh interior paint touch-ups, updated doorknobs throughout the home, and new laminate flooring in select bedrooms, adding a modern touch and low-maintenance durability. Recent improvements also include a new water heater and replaced and freshly painted fascia boards, giving buyers added confidence and peace of mind. This property offers the perfect blend of comfort, functionality, and value, making it ideal for first-time buyers, investors, or anyone looking to enjoy the relaxed pace of living in Brazoria while still being conveniently located near everyday essentials.

17. 2026-03-16
    listed $209,900 Active 834-char remark

    Show marketing remark (834 chars)

    Welcome to this charming and move-in ready home in Brazoria! Located at 2545 CR 769A, this inviting 3-bedroom, 2-bath residence offers comfortable living with thoughtful updates already completed. Step inside to find a well-designed layout featuring fresh interior paint touch-ups, updated doorknobs throughout the home, and new laminate flooring in select bedrooms, adding a modern touch and low-maintenance durability. Recent improvements also include a new water heater and replaced and freshly painted fascia boards, giving buyers added confidence and peace of mind. This property offers the perfect blend of comfort, functionality, and value, making it ideal for first-time buyers, investors, or anyone looking to enjoy the relaxed pace of living in Brazoria while still being conveniently located near everyday essentials.

18. 2026-02-25
    price $209,900
19. 2026-01-23
    price $219,000
20. 2026-01-12
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,824
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$5,789
• Taxable loss: −$5,104
• Est. tax savings @ 24.0%: +$1,225
• After-tax cash flow: $-407/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 — Brazoria

• Score: 61/100
• State rank: #1001
• US rank: #17755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-6.7% since first listed

5 events — show timeline

• 2026-03-16 Listed $209,900 HARMLS
• 2026-03-16 Listing Removed — HARMLS
• 2026-02-25 Price Changed $209,900 HARMLS
• 2026-01-23 Price Changed $219,000 HARMLS
• 2026-01-12 Listed $225,000 HARMLS