1102 Thiel St · Brenham, TX 77833

$159,000

2 bd · 1.0 ba · 1,574 sqft · SingleFamily public records · 175 Days on market

Built 1950 9,448 sqft lot $101/sqft · 29% below area Est $223k · 29% under ↓ 14% 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
• Cash flow +14.5/30.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. You enter the family room from the front entrance. The family room adjoins the dining room and then into the kitchen. The main part of the house includes two bedrooms and one bathroom. Part of the garage was enclosed in 2012, per WCAD. The garage enclosure has a bedroom and laundry area. The remaining part of the garage is good for storage. There are hardwood floors. The backyard is large and fenced. Lots of potential for renovation.

Key facts

• Garage enclosure
• Laundry area
• Kitchen

Tags

• FAMILY ROOM
• DINING ROOM
• KITCHEN
• GARAGE ENCLOSURE
• LAUNDRY AREA
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $35 ($425/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (5.1% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 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: 514 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 175 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (median comp): $222,819
• List price: $159,000
• Delta: -28.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Barnhill St	0.08mi	3/1.0 (+1)	1,446 (-8%)	6mo	$223,500	$155	73
504 Gay Hill St	0.19mi	2/1.0	1,483 (-6%)	11mo	$214,000	$144	72
1406 Simon Ave	0.37mi	3/1.0 (+1)	1,559 (-1%)	12mo	$149,000	$96	66
603 Crockett St	0.29mi	3/2.0 (+1)	1,514 (-4%)	14mo	$299,000	$197	59
405 Ross St	0.31mi	2/2.0	1,506 (-4%)	22mo	$429,000	$285	56
510 Dark St	0.56mi	2/1.5	1,716 (+9%)	1mo	$379,000	$221	56
1006 Barnhill St	0.07mi	3/1.0 (+1)	1,341 (-15%)	14mo	$95,000	$71	55
703 Bormann St	0.67mi	3/2.0 (+1)	1,570 (-0%)	7mo	$316,000	$201	54
1207 Pecan St	0.62mi	3/2.0 (+1)	1,721 (+9%)	1mo	$392,000	$228	46
1310 Bridge St	0.19mi	3/2.0 (+1)	1,386 (-12%)	22mo	$325,000	$234	44
907 Petty St	0.70mi	3/2.0 (+1)	1,448 (-8%)	12mo	$220,000	$152	35
801 Kerr St	0.64mi	3/1.5 (+1)	1,415 (-10%)	21mo	$229,900	$162	29

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-23,451
• Equity at exit: $23,707

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-17,280
• Equity at exit: $13,747

Cash invested: $44,520 (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: 514
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$834
• Tax from tax record: −$256 /mo · $3,076/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $35

Break-even live

Break-even rent $1,464

Max offer price $159,000

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $80	+0% $35	+5% $-10	+10% $-55
Rent	-10% $-84	-5% $-24	+0% $35	+5% $95	+10% $155
Rate	-1.0pp $115	-0.5pp $76	base $35	+0.5pp $-6	+1.0pp $-48

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Garrett St Brenham, TX	3.0	2.0	1084	$1,450	$1.34	44d	1	0.26mi
1506 Simon Ave Brenham, TX	3.0	2.0	1579	$1,400	$0.89	44d	1	0.42mi
1000 Marie St Brenham, TX	3.0	2.0	1322	$1,450	$1.10	44d	1	0.74mi
101 W Second St Brenham, TX	3.0	2.5	1763	$1,700	$0.96	44d	1	0.76mi
309 Duprie Dr Brenham, TX	3.0	2.0	1094	$1,550	$1.42	44d	1	0.99mi
812 Burleson St Brenham, TX	3.0	1.0	1553	$1,525	$0.98	44d	1	1.06mi
509 E Mansfield St Brenham, TX	3.0	2.0	1506	$1,400	$0.93	44d	1	1.09mi
1700 Ellen St Brenham, TX	3.0	2.0	1860	$1,550	$0.83	44d	1	1.12mi
201 Ava Dr Brenham, TX	3.0	2.0	1301	$1,800	$1.38	44d	1	1.14mi
705 S Jackson St Brenham, TX	2.0	1.0	1050	$1,312	$1.25	44d	2	1.14mi
1003 Oakridge St Brenham, TX	3.0	2.0	1452	$1,750	$1.21	44d	1	1.29mi
806 E Stone St Brenham, TX	3.0	2.0	1419	$1,500	$1.06	44d	1	1.33mi
802 E Stone St Brenham, TX	3.0	2.0	1318	$1,750	$1.33	44d	1	1.33mi
1008 Oakridge St Brenham, TX	3.0	2.0	1153	$1,500	$1.30	44d	1	1.34mi
1006 Robinhood Rd Brenham, TX	3.0	2.0	1754	$1,700	$0.97	44d	1	1.35mi

Listing history 12 events

1. 2026-06-12
   statusdays on market $159,000 Pending 175 DOM
2. 2026-06-09
   days on market $159,000 Active 173 DOM
3. 2026-06-08
   days on market $159,000 Active 172 DOM
4. 2026-06-07
   days on market $159,000 Active 171 DOM
5. 2026-06-02
   days on market $159,000 Active 166 DOM
6. 2026-06-01
   days on market $159,000 Active 165 DOM
7. 2026-05-31
   days on market $159,000 Active 164 DOM
8. 2026-05-30
   days on market $159,000 Active 163 DOM
9. 2026-02-20
   price $159,000 464-char remark

   Show marketing remark (464 chars)

   Great investment property. You enter the family room from the front entrance. The family room adjoins the dining room and then into the kitchen. The main part of the house includes two bedrooms and one bathroom. Part of the garage was enclosed in 2012, per WCAD. The garage enclosure has a bedroom and laundry area. The remaining part of the garage is good for storage. There are hardwood floors. The backyard is large and fenced. Lots of potential for renovation.

10. 2026-01-20
    price $169,000 464-char remark

    Show marketing remark (464 chars)

    Great investment property. You enter the family room from the front entrance. The family room adjoins the dining room and then into the kitchen. The main part of the house includes two bedrooms and one bathroom. Part of the garage was enclosed in 2012, per WCAD. The garage enclosure has a bedroom and laundry area. The remaining part of the garage is good for storage. There are hardwood floors. The backyard is large and fenced. Lots of potential for renovation.

11. 2025-12-18
    listed $185,000 Active 464-char remark

    Show marketing remark (464 chars)

    Great investment property. You enter the family room from the front entrance. The family room adjoins the dining room and then into the kitchen. The main part of the house includes two bedrooms and one bathroom. Part of the garage was enclosed in 2012, per WCAD. The garage enclosure has a bedroom and laundry area. The remaining part of the garage is good for storage. There are hardwood floors. The backyard is large and fenced. Lots of potential for renovation.

12. 2009-11-23
    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: $3,076 · $256/mo
• Projected year-2 tax: $3,076 · $256/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $18,103
• − Mortgage interest: −$8,906
• − Property taxes: −$3,076
• − Insurance: −$795
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$4,625
• Taxable loss: −$2,196
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $952/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

• Census place: Brenham, TX
• 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

-14.1% since first listed

4 events — show timeline

• 2026-02-20 Price Changed $159,000 HARMLS
• 2026-01-20 Price Changed $169,000 HARMLS
• 2025-12-18 Listed $185,000 HARMLS
• 2009-11-23 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,076 · +8.4% YoY. Source: county tax records.