1483 Bluebonnet Ridge Dr · Brenham, TX 77426

$799,000

3 bd · 3.5 ba · 3,170 sqft · Other public records · 344 Days on market

Built 2025 1.55 ac lot $42/mo HOA · 2% of rent ↓ 12% since listing

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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
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming new construction offers 3 spacious bedrooms, 3.5 luxurious bathrooms, and an oversized 3-car garage. Step outside to an incredible backyard, where you'll love relaxing on the expansive covered patio with outdoor fireplace, perfect for unwinding and enjoying the outdoors. Inside, the designer kitchen is sure to impress, featuring top-of-the-line KitchenAid stainless steel appliances, a custom backsplash, and gorgeous quartz countertops. The kitchen seamlessly flows into the family room, creating an open and inviting space, with large picture windows that flood the home with natural light. With an abundance of cabinets and storage throughout, this home has everything you need and more. This is a must-see property, schedule your appointment today to experience the charm and elegance of this beautiful home!

Key facts

• Outdoor fireplace
• Custom backsplash
• Designer kitchen

Tags

• COVERED PATIO
• OUTDOOR FIREPLACE
• DESIGNER KITCHEN
• CUSTOM BACKSPLASH
• QUARTZ COUNTERTOPS
• LARGE PICTURE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath other listed at $799k.

Deal economics

• At list price, monthly cash flow is $-3k ($-41k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (75.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (78.2% below list).
• Recommended offer: $175k (78.2% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 2.7% in Brenham — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools C-, employment C-, crime 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.
• Market conditions: 100 active listings in the ZIP; 111 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $85k of equity ($6k loan paydown + $80k appreciation (10.0% local appreciation)).
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $107k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $174,517 (78.2% 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 344 days. Have you received any prior offers? Is the seller open to a 78% 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. 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.22% ✗
• Cap rate: 1.15%
• Cash-on-cash: -18.35%
• DSCR: 0.18
• GRM: 38.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.6%
• Equity multiple: 1.97×
• Total profit: $216,804
• Equity at exit: $719,803

10-year hold

• IRR: 12.3%
• Equity multiple: 4.62×
• Total profit: $809,005
• Equity at exit: $1,552,281

Cash invested: $223,720 (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 77426

• Home prices YoY: 3.9%
• Active inventory: 100
• Price-to-rent: 38.2×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$236 /mo · $2,826/yr
• Insurance: −$333
• HOA: −$42
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-3,422

Break-even live

Break-even rent $6,077

Max offer price $194,525

Occupancy floor —

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 6 events

1. 2026-05-15
   status Pending 823-char remark

   Show marketing remark (823 chars)

   Charming new construction offers 3 spacious bedrooms, 3.5 luxurious bathrooms, and an oversized 3-car garage. Step outside to an incredible backyard, where you'll love relaxing on the expansive covered patio with outdoor fireplace, perfect for unwinding and enjoying the outdoors. Inside, the designer kitchen is sure to impress, featuring top-of-the-line KitchenAid stainless steel appliances, a custom backsplash, and gorgeous quartz countertops. The kitchen seamlessly flows into the family room, creating an open and inviting space, with large picture windows that flood the home with natural light. With an abundance of cabinets and storage throughout, this home has everything you need and more. This is a must-see property, schedule your appointment today to experience the charm and elegance of this beautiful home!

2. 2026-04-23
   price $799,000 823-char remark

   Show marketing remark (823 chars)

   Charming new construction offers 3 spacious bedrooms, 3.5 luxurious bathrooms, and an oversized 3-car garage. Step outside to an incredible backyard, where you'll love relaxing on the expansive covered patio with outdoor fireplace, perfect for unwinding and enjoying the outdoors. Inside, the designer kitchen is sure to impress, featuring top-of-the-line KitchenAid stainless steel appliances, a custom backsplash, and gorgeous quartz countertops. The kitchen seamlessly flows into the family room, creating an open and inviting space, with large picture windows that flood the home with natural light. With an abundance of cabinets and storage throughout, this home has everything you need and more. This is a must-see property, schedule your appointment today to experience the charm and elegance of this beautiful home!

3. 2025-06-18
   price $839,800 823-char remark

   Show marketing remark (823 chars)

   Charming new construction offers 3 spacious bedrooms, 3.5 luxurious bathrooms, and an oversized 3-car garage. Step outside to an incredible backyard, where you'll love relaxing on the expansive covered patio with outdoor fireplace, perfect for unwinding and enjoying the outdoors. Inside, the designer kitchen is sure to impress, featuring top-of-the-line KitchenAid stainless steel appliances, a custom backsplash, and gorgeous quartz countertops. The kitchen seamlessly flows into the family room, creating an open and inviting space, with large picture windows that flood the home with natural light. With an abundance of cabinets and storage throughout, this home has everything you need and more. This is a must-see property, schedule your appointment today to experience the charm and elegance of this beautiful home!

4. 2025-06-11
   listed $905,960 Active 823-char remark

   Show marketing remark (823 chars)

   Charming new construction offers 3 spacious bedrooms, 3.5 luxurious bathrooms, and an oversized 3-car garage. Step outside to an incredible backyard, where you'll love relaxing on the expansive covered patio with outdoor fireplace, perfect for unwinding and enjoying the outdoors. Inside, the designer kitchen is sure to impress, featuring top-of-the-line KitchenAid stainless steel appliances, a custom backsplash, and gorgeous quartz countertops. The kitchen seamlessly flows into the family room, creating an open and inviting space, with large picture windows that flood the home with natural light. With an abundance of cabinets and storage throughout, this home has everything you need and more. This is a must-see property, schedule your appointment today to experience the charm and elegance of this beautiful home!

5. 2025-06-09
   historical
6. 2025-03-12
   listed $905,960 Active

ⓘ 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: $2,826 · $236/mo
• Projected year-2 tax: $14,622 · $1,218/mo
• Expected delta: +$11,795/yr (+$983/mo · 417.4%)

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

Taxation est. · year 1

• Rental income: $20,942
• − Mortgage interest: −$44,756
• − Property taxes: −$2,826
• − Insurance: −$3,995
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$504
• − Depreciation: −$23,244
• Taxable loss: −$57,734
• Est. tax savings @ 24.0%: +$13,856
• After-tax cash flow: $-27,205/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

• City population: 29,498
• Population (ZIP): 2,193

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 24% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 9% Iranian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 79% English-only · Spanish 20% 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: ▲ 10.11%
• Current HPI: 271.5139
• 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

-11.8% since first listed

6 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-04-23 Price Changed $799,000 HARMLS
• 2025-06-18 Price Changed $839,800 HARMLS
• 2025-06-11 Listed $905,960 HARMLS
• 2025-06-09 Listing Removed — HARMLS
• 2025-03-12 Listed $905,960 HARMLS

Property tax history

+123.7%/yr

Latest (2025): $2,826 · +338.5% YoY. Source: county tax records.