644 Fm 2679 Rd · Brenham, TX 77833

$245,000

3 bd · 2.0 ba · 1,142 sqft · Manufactured public records · 63 Days on market

Built 2015 1.74 ac lot $215/sqft · 32% below area Est $366k · 33% under ↓ 8% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Peaceful 1.7- acre property located just ½ mile from Hwy 290 W, ideally situated between Brenham and Round Top. This 2015 manufactured home offers approximately 1,152 sq ft (per builder) with 3 bedrooms and 2 full bathrooms. The primary suite features an oversized walk-in shower and single vanity, while the guest bath includes a tub/shower combo. Full-size washer/dryer connections. Property includes a private well with community water also available. Conveniently located approximately 45 minutes from Texas A & M University in College Station. Ideal for full-time living or weekend retreat near area festivals and attractions.

Key facts

• 1.7 acre property
• Private well
• 1.74 acre lot

Tags

• 1.7 ACRE PROPERTY
• PRIVATE WELL

Property features AI

Finance

• Other: Horses allowed

Exterior

• Parking: Additional parking
• Security: Security gate; Smoke detectors
• Utilities: Public water and well; Public sewer and septic tank
• Home design: Farm property; Single-story (first level living areas)
• Construction: Vinyl siding; Block foundation; Built in 2015
• Exterior features: Fenced; Shed(s); Mobile home allowed; Cleared lot; Rolling terrain; Trees; Gravel road frontage; Publicly maintained road; Farm-to-market road access

Interior

• Kitchen: Electric cooktop; Free-standing range; Oven; Refrigerator
• Bedrooms: Primary bedroom (first level, approx. 15 x 11.7); Bedroom (first level, approx. 12.5 x 8); Bedroom (first level, approx. 9.7 x 8.6)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen island; Kitchen/family room combo; Laminate counters; Tub with shower; Kitchen/dining combo; Living/dining room
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (35.2% below list).
• Recommended offer: $159k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Krause El (math 39% / reading 25%, grade F, #2,268 of 4,322 statewide, top 55%, 647 students, 70% FRL); Brenham J H (math 54% / reading 46%, grade C, #347 of 1,662 statewide, top 21%, 763 students, 54% FRL); Brenham H S (math 50% / reading 45%, grade D, #583 of 1,632 statewide, top 36%, 1,584 students, 50% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 519 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 63 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $158,693 (35.2% 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 63 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.65% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 12.9

CMA / ARV

• ARV (median comp): $365,950
• List price: $245,000
• Delta: -33.05%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-51,389
• Equity at exit: $36,530

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-60,174
• Equity at exit: $21,183

Cash invested: $68,600 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-181

Break-even live

Break-even rent $1,817

Max offer price $212,953

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-112	+0% $-181	+5% $-251	+10% $-320
Rent	-10% $-307	-5% $-244	+0% $-181	+5% $-119	+10% $-56
Rate	-1.0pp $-58	-0.5pp $-119	base $-181	+0.5pp $-245	+1.0pp $-309

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $245,000 Active 63 DOM
2. 2026-06-21
   days on market $245,000 Active 62 DOM
3. 2026-06-19
   days on market $245,000 Active 60 DOM
4. 2026-06-18
   days on market $245,000 Active 59 DOM
5. 2026-06-17
   days on market $245,000 Active 58 DOM
6. 2026-06-16
   days on market $245,000 Active 57 DOM
7. 2026-06-15
   days on market $245,000 Active 56 DOM
8. 2026-06-14
   days on market $245,000 Active 54 DOM
9. 2026-06-12
   days on market $245,000 Active 53 DOM
10. 2026-06-09
    days on market $245,000 Active 50 DOM
11. 2026-06-08
    days on market $245,000 Active 49 DOM
12. 2026-06-07
    days on market $245,000 Active 48 DOM
13. 2026-06-03
    price $245,000 Active 43 DOM
14. 2026-06-02
    days on market $259,500 Active 43 DOM
15. 2026-06-01
    days on market $259,500 Active 42 DOM
16. 2026-05-31
    days on market $259,500 Active 41 DOM
17. 2026-05-30
    days on market $259,500 Active 40 DOM
18. 2026-05-18
    price $259,500 640-char remark
19. 2026-04-20
    listed $265,900 Active 640-char remark

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$3,905/yr (+$325/mo · 675.2%)

ⓘ 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 6/10 Major
• 🌡 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: $19,043
• − Mortgage interest: −$13,724
• − Property taxes: −$578
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$7,127
• Taxable loss: −$6,658
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $-579/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

• 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

-7.9% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $245,000 HARMLS
• 2026-05-18 Price Changed $259,500 HARMLS
• 2026-04-20 Listed $265,900 HARMLS

Property tax history

-3.6%/yr

Latest (2025): $578 · +2.0% YoY. Source: county tax records.