1409 Lauraine St · Brenham, TX 77833

$115,000

3 bd · 1.0 ba · 1,253 sqft · SingleFamily public records · 2 Days on market

Built 1986 5,662 sqft lot

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Why this score? — see what drove the B- 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).

• Cash flow +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Conveniently located just 1 mile from the heart of downtown Brenham, this 3-bedroom, 1,253 square feet home sits on a spacious lot shaded by mature trees in a quiet part of town. With close proximity to schools, local businesses, and everyday amenities, the location offers both convenience and small-town charm. This pier-and-beam home presents an excellent opportunity for investors, flippers, or buyers looking to build sweat equity. With solid bones and a functional layout, it’s an ideal canvas for renovation and transformation into your vision. The property features wood siding, along with a mix of wood flooring, carpet, and tile—ready for your updates and personal touch. Wheth

Key facts

• Pier-and-beam home
• Spacious lot
• Wood siding

Tags

• SPACIOUS LOT
• MATURE TREES
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO AMENITIES
• PIER-AND-BEAM HOME
• WOOD SIDING

Property features AI

Finance

• Other: Seller disclosure available; Lease not considered

Exterior

• Parking: Detached carport; Carport for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1986; Pillar/post/pier foundation
• Construction: Wood siding construction; Composition roof
• Exterior features: Lot includes other features

Interior

• Bedrooms: Primary bedroom on the first floor (13 x 14); Bedroom on the first floor (11 x 11); Bedroom on the first floor (11 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.7% 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: Brenham H S (math 50% / reading 45%, grade D, #583 of 1,632 statewide, top 36%, 1,584 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 514 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $233,058
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 Thiel St	0.20mi	2/1.0 (-1)	1,209 (-4%)	14mo	$125,000	$103	68
400 N Chappell Hill St	0.33mi	2/1.0 (-1)	1,331 (+6%)	2mo	$249,900	$188	67
605 Gay Hill St	0.43mi	3/1.0	1,238 (-1%)	14mo	$250,000	$202	67
1201 E Alamo St	0.35mi	3/1.0	1,158 (-8%)	6mo	$214,900	$186	66
706 Matilda St	0.48mi	3/1.0	1,210 (-3%)	8mo	$199,900	$165	65
1006 Barnhill St	0.28mi	3/1.0	1,341 (+7%)	14mo	$95,000	$71	63
1304 E Alamo St	0.35mi	3/1.0	1,161 (-7%)	14mo	$184,900	$159	60
907 Martin St	0.29mi	2/2.0 (-1)	1,160 (-7%)	12mo	$199,000	$172	55
1002 Norris St	0.59mi	3/2.0	1,174 (-6%)	5mo	$305,000	$260	54
1310 Bridge St	0.16mi	3/2.0	1,386 (+11%)	22mo	$325,000	$234	53
505 Alma St	0.57mi	2/1.0 (-1)	1,259 (+0%)	18mo	$380,000	$302	52
801 Kerr St	0.72mi	3/1.5	1,415 (+13%)	21mo	$229,900	$162	25

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $8,391
• Equity at exit: $17,147

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $42,184
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$603
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $424

Break-even live

Break-even rent $1,015

Max offer price $115,000

Occupancy floor 68%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Sabine St Brenham, TX	2.0	1.0	900	$1,450	$1.61	43d	1	0.15mi
1506 Simon Ave Brenham, TX	3.0	2.0	1579	$1,400	$0.89	43d	1	0.26mi
1002 Garrett St Brenham, TX	3.0	2.0	1084	$1,450	$1.34	43d	1	0.44mi
1000 Marie St Brenham, TX	3.0	2.0	1322	$1,450	$1.10	43d	1	0.92mi
101 W Second St Brenham, TX	3.0	2.5	1763	$1,700	$0.96	43d	1	0.98mi
309 Duprie Dr Brenham, TX	3.0	2.0	1094	$1,550	$1.42	43d	1	1.02mi
303 Ava Dr Brenham, TX	4.0	2.0	1685	$1,800	$1.07	43d	1	1.11mi
809 Jersey Ln Brenham, TX	2.0	1.0	884	$1,300	$1.47	43d	1	1.13mi
309 McNeese St Brenham, TX	2.0	1.0	877	$1,400	$1.60	43d	1	1.13mi
201 Ava Dr Brenham, TX	3.0	2.0	1301	$1,800	$1.38	43d	1	1.16mi
1700 Ellen St Brenham, TX	3.0	2.0	1860	$1,550	$0.83	43d	1	1.23mi
812 Burleson St Brenham, TX	3.0	1.0	1553	$1,525	$0.98	43d	1	1.24mi
509 E Mansfield St Brenham, TX	3.0	2.0	1506	$1,400	$0.93	43d	1	1.25mi
500 College Ave Brenham, TX	1.0–3.0	1.0–1.5	800	$1,375	$1.72	43d	2	1.35mi
705 S Jackson St Brenham, TX	2.0	1.0	1050	$1,312	$1.25	43d	2	1.36mi
908 E Stone St Brenham, TX	4.0	1.5	1769	$1,400	$0.79	43d	1	1.43mi
900 E Stone St Brenham, TX	4.0	1.0	1272	$1,100	$0.86	43d	1	1.44mi
806 E Stone St Brenham, TX	3.0	2.0	1419	$1,500	$1.06	43d	1	1.45mi
802 E Stone St Brenham, TX	3.0	2.0	1318	$1,750	$1.33	43d	1	1.46mi
1003 Oakridge St Brenham, TX	3.0	2.0	1452	$1,750	$1.21	43d	1	1.49mi

Listing history 2 events

1. 2026-06-12
   remarks 687-char remark
2. 2026-06-12
   listed $115,000 Pending 2 DOM

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$298/yr (+$25/mo · 16.5%)

ⓘ 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: $18,615
• − Mortgage interest: −$6,442
• − Property taxes: −$1,807
• − Insurance: −$575
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$3,345
• Taxable income: $3,467
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,255/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

2 events — show timeline

• 2026-06-12 Pending — HARMLS
• 2026-06-10 Listed $115,000 HARMLS

Property tax history

+1.8%/yr

Latest (2025): $1,807 · +12.2% YoY. Source: county tax records.