407 Bremond St · Franklin, TX 77856

$199,900

3 bd · 1.5 ba · 1,454 sqft · SingleFamily public records · 341 Days on market

Built 1955 9,365 sqft lot $137/sqft · 11% below area Est $225k · 11% under ↓ 15% since listing

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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 +12.4/15.0
• Cash flow +12.1/30.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming three-bedroom, one-and-a-half-bathroom cottage in Franklin has been newly remodeled and is move-in ready. Whether you're a small family looking for the perfect place to call home or an investor seeking a great rental opportunity, this property fits the bill. The home features a welcoming front porch, a spacious living room filled with natural light, and a large dining area ideal for gatherings. The kitchen is functional and inviting, and each of the three bedrooms offers excellent closet space. Beautiful hardwood floors run throughout the home, adding warmth and character. Outside, you'll find a nicely sized backyard complete with a privacy fence—perfect for kids, pets, or weekend entertaining. This well-maintained cottage combines comfort, charm, and value in the heart of Franklin, just minutes from schools and churches.

Key facts

• Kitchen
• Front porch
• Living room

Tags

• FRONT PORCH
• LIVING ROOM
• DINING AREA
• KITCHEN
• CLOSET SPACE
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-45 ($-539/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.3% below list).
• Recommended offer: $153k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 0.9% in Franklin — 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 79/100 on livability (#58 in TX, #2,227 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Franklin ISD (rural): math 69% / reading 61% proficiency, ranked #35 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Roland Reynolds El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 534 students, 39% FRL); Franklin Middle (math 73% / reading 62%, grade A-, #77 of 1,662 statewide, top 5%, 398 students, 43% FRL); Franklin H S (math 67% / reading 67%, grade B, #163 of 1,632 statewide, top 11%, 421 students, 38% FRL).
• Market conditions: 130 active listings in the ZIP; 23 units permitted in Robertson County in 2023 (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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $153,321 (23.3% 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 341 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.77% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (median comp): $224,566
• List price: $199,900
• Delta: -10.98%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 W Grant St	0.36mi	3/1.0	1,311 (-10%)	7mo	$120,000	$92	59
411 N Wrangler St	0.41mi	3/2.5	1,630 (+12%)	5mo	$345,000	$212	52
513 E Railroad Street #1	0.30mi	3/2.0	1,247 (-14%)	13mo	$217,000	$174	49
513 E Railroad St #1	0.31mi	3/2.0	1,247 (-14%)	13mo	$217,000	$174	49

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-35,308
• Equity at exit: $29,806

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-34,650
• Equity at exit: $17,284

Cash invested: $55,972 (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 77856

• Home prices YoY: -20.3%
• Active inventory: 130
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-45

Break-even live

Break-even rent $1,590

Max offer price $191,962

Occupancy floor 98%

Sensitivity live

Price	-10% $68	-5% $12	+0% $-45	+5% $-102	+10% $-158
Rent	-10% $-166	-5% $-105	+0% $-45	+5% $16	+10% $76
Rate	-1.0pp $56	-0.5pp $6	base $-45	+0.5pp $-97	+1.0pp $-149

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $199,900 Active 341 DOM
2. 2026-06-18
   days on market $199,900 Active 338 DOM
3. 2026-06-17
   days on market $199,900 Active 337 DOM
4. 2026-06-16
   days on market $199,900 Active 336 DOM
5. 2026-06-15
   days on market $199,900 Active 335 DOM
6. 2026-06-14
   days on market $199,900 Active 333 DOM
7. 2026-06-13
   days on market $199,900 Active 332 DOM
8. 2026-06-10
   days on market $199,900 Active 330 DOM
9. 2026-06-09
   days on market $199,900 Active 329 DOM
10. 2026-06-08
    days on market $199,900 Active 328 DOM
11. 2026-06-07
    days on market $199,900 Active 327 DOM
12. 2026-06-02
    days on market $199,900 Active 322 DOM
13. 2026-06-01
    days on market $199,900 Active 321 DOM
14. 2026-05-31
    days on market $199,900 Active 320 DOM
15. 2026-05-30
    days on market $199,900 Active 319 DOM
16. 2025-10-15
    price $199,900 853-char remark

    Show marketing remark (853 chars)

    This charming three-bedroom, one-and-a-half-bathroom cottage in Franklin has been newly remodeled and is move-in ready. Whether you're a small family looking for the perfect place to call home or an investor seeking a great rental opportunity, this property fits the bill. The home features a welcoming front porch, a spacious living room filled with natural light, and a large dining area ideal for gatherings. The kitchen is functional and inviting, and each of the three bedrooms offers excellent closet space. Beautiful hardwood floors run throughout the home, adding warmth and character. Outside, you'll find a nicely sized backyard complete with a privacy fence—perfect for kids, pets, or weekend entertaining. This well-maintained cottage combines comfort, charm, and value in the heart of Franklin, just minutes from schools and churches.

17. 2025-10-14
    soldstatus
18. 2025-09-03
    price $225,000 853-char remark

    Show marketing remark (853 chars)

    This charming three-bedroom, one-and-a-half-bathroom cottage in Franklin has been newly remodeled and is move-in ready. Whether you're a small family looking for the perfect place to call home or an investor seeking a great rental opportunity, this property fits the bill. The home features a welcoming front porch, a spacious living room filled with natural light, and a large dining area ideal for gatherings. The kitchen is functional and inviting, and each of the three bedrooms offers excellent closet space. Beautiful hardwood floors run throughout the home, adding warmth and character. Outside, you'll find a nicely sized backyard complete with a privacy fence—perfect for kids, pets, or weekend entertaining. This well-maintained cottage combines comfort, charm, and value in the heart of Franklin, just minutes from schools and churches.

19. 2025-07-15
    listed $235,000 Active 853-char remark

    Show marketing remark (853 chars)

    This charming three-bedroom, one-and-a-half-bathroom cottage in Franklin has been newly remodeled and is move-in ready. Whether you're a small family looking for the perfect place to call home or an investor seeking a great rental opportunity, this property fits the bill. The home features a welcoming front porch, a spacious living room filled with natural light, and a large dining area ideal for gatherings. The kitchen is functional and inviting, and each of the three bedrooms offers excellent closet space. Beautiful hardwood floors run throughout the home, adding warmth and character. Outside, you'll find a nicely sized backyard complete with a privacy fence—perfect for kids, pets, or weekend entertaining. This well-maintained cottage combines comfort, charm, and value in the heart of Franklin, just minutes from schools and churches.

20. 2012-04-26
    soldstatus
21. 2009-01-08
    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: $1,495 · $125/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$2,163/yr (+$180/mo · 144.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,399
• − Mortgage interest: −$11,198
• − Property taxes: −$1,495
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,815
• Taxable loss: −$4,053
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $433/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: Franklin ISD
• NCES district ID: 4819740
• Math proficiency: 69% ▼ -4.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $53,660
• Composite: 55.61/100
• National rank: #1234
• State rank: #35 of 826 in TX

Livability — Franklin

• Score: 79/100
• State rank: #58
• US rank: #2227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, TX
• Population (ZIP): 4,832

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 16,926 people
• By 2030: 17,039 · +0.7%
• By 2040: 17,217 · +1.7%
• By 2050: 17,301 · +2.2%
• By 2075: 17,849 · +5.5%
• By 2100: 17,642 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 21% Two or more races 11% Black 8%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -19.4pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+40.4 2016: R+35.1 2012: R+22.3 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.35%
• Current HPI: 193.4211
• 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

-14.9% since first listed

6 events — show timeline

• 2025-10-15 Price Changed $199,900 NTREIS
• 2025-10-14 Sold (Public Records) — Public Records
• 2025-09-03 Price Changed $225,000 NTREIS
• 2025-07-15 Listed $235,000 NTREIS
• 2012-04-26 Sold (Public Records) — Public Records
• 2009-01-08 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,495 · -2.0% YoY. Source: county tax records.