4900 Cr 353 · Wild Peach Village, TX 77422

$104,999

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 142 Days on market

Built 1976 0.40 ac lot $95/sqft · 36% below area Est $165k · 36% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +7.1/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ADORABLE!!! MOTIVATED SELLER! GREAT INVESTMENT OPPORTUNITY! There is a lot of potential in this two-bedroom house on a huge prime lot, equipped with lots of space! Schedule your showing today!!!

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.3% in Wild Peach Village — 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 58/100 on livability (#1,217 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 212 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1976 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

• ARV (median comp): $164,624
• List price: $104,999
• Delta: -36.22%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3588 County Road 344	0.49mi	3/1.5 (+1)	1,080 (-2%)	20mo	$165,000	$153	50
3389 County Road 344	0.65mi	3/2.0 (+1)	1,216 (+10%)	12mo	$185,000	$152	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 33.1%
• Equity multiple: 3.58×
• Total profit: $75,852
• Equity at exit: $94,591

10-year hold

• IRR: 28.5%
• Equity multiple: 8.10×
• Total profit: $208,723
• Equity at exit: $203,990

Cash invested: $29,400 (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 77422

• Home prices YoY: 5.1%
• Active inventory: 212
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $293

Break-even live

Break-even rent $902

Max offer price $104,999

Occupancy floor 72%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-09
   days on market $104,999 Active 142 DOM
2. 2026-06-08
   days on market $104,999 Active 141 DOM
3. 2026-06-07
   days on market $104,999 Active 140 DOM
4. 2026-06-04
   days on market $104,999 Active 137 DOM
5. 2026-06-03
   days on market $104,999 Active 136 DOM
6. 2026-06-02
   days on market $104,999 Active 135 DOM
7. 2026-06-01
   days on market $104,999 Active 134 DOM
8. 2026-05-31
   days on market $104,999 Active 133 DOM
9. 2026-01-18
   listed $104,999 Active 194-char remark

   Show marketing remark (194 chars)

   ADORABLE!!! MOTIVATED SELLER! GREAT INVESTMENT OPPORTUNITY! There is a lot of potential in this two-bedroom house on a huge prime lot, equipped with lots of space! Schedule your showing today!!!

10. 2026-01-17
    historical
11. 2025-10-07
    price $104,999
12. 2025-09-25
    price $114,999
13. 2025-08-22
    price $124,999
14. 2025-08-15
    listed $149,999 Active
15. 2025-04-30
    historical
16. 2024-10-04
    listed $150,000 Active
17. 2017-10-31
    soldstatus
18. 2017-10-30
    soldstatus Sold
19. 2017-10-23
    status Pending
20. 2017-10-13
    status Option Pending
21. 2017-10-05
    price $49,900
22. 2017-08-22
    price $59,900
23. 2017-07-31
    listed $69,900 Active
24. 2017-07-30
    historical
25. 2017-04-11
    price $72,000
26. 2017-03-01
    price $75,000
27. 2017-01-28
    listed $79,900 Active
28. 2017-01-01
    historical
29. 2016-11-16
    price $82,500
30. 2016-09-21
    price $85,000
31. 2016-05-29
    listed $90,000 Active
32. 2008-10-29
    soldstatus
33. 1993-04-07
    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: $1,417 · $118/mo
• Projected year-2 tax: $1,921 · $160/mo
• Expected delta: +$505/yr (+$42/mo · 35.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,271
• − Mortgage interest: −$5,882
• − Property taxes: −$1,417
• − Insurance: −$525
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$3,055
• Taxable income: $1,950
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,047/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: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 of 826 in TX

Livability — Wild Peach Village

• Score: 58/100
• State rank: #1217
• US rank: #21264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wild Peach Village, TX
• Population (ZIP): 14,548

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 15% Black 10%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.41%
• Current HPI: 296.0632
• 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

+16.7% since first listed

25 events — show timeline

• 2026-01-18 Listed $104,999 HARMLS
• 2026-01-17 Listing Removed — HARMLS
• 2025-10-07 Price Changed $104,999 HARMLS
• 2025-09-25 Price Changed $114,999 HARMLS
• 2025-08-22 Price Changed $124,999 HARMLS
• 2025-08-15 Listed $149,999 HARMLS
• 2025-04-30 Listing Removed — HARMLS
• 2024-10-04 Listed $150,000 HARMLS
• 2017-10-31 Sold (Public Records) — Public Records
• 2017-10-30 Sold (MLS) — HARMLS
• 2017-10-23 Pending — HARMLS
• 2017-10-13 Pending — HARMLS
• 2017-10-05 Price Changed $49,900 HARMLS
• 2017-08-22 Price Changed $59,900 HARMLS
• 2017-07-31 Listed $69,900 HARMLS
• 2017-07-30 Listing Removed — HARMLS
• 2017-04-11 Price Changed $72,000 HARMLS
• 2017-03-01 Price Changed $75,000 HARMLS
• 2017-01-28 Listed $79,900 HARMLS
• 2017-01-01 Listing Removed — HARMLS
• 2016-11-16 Price Changed $82,500 HARMLS
• 2016-09-21 Price Changed $85,000 HARMLS
• 2016-05-29 Listed $90,000 HARMLS
• 2008-10-29 Sold (Public Records) — Public Records
• 1993-04-07 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,417 · +0.1% YoY. Source: county tax records.