9361 Fm 314 N · Brownsboro, TX 75756

$199,000

2 bd · 2.0 ba · 1,389 sqft · SingleFamily public records · 6 Days on market

Built 1978 1.84 ac lot $143/sqft · 8% below area Est $217k · 8% under ↓ 34% 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 +11.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Escape to peaceful country living with this charming ranch-style home situated on 7.06 acres in desirable Brownsboro ISD. This 2-bedroom, 2-bath home offers 1,389 square feet of comfortable living space and is perfectly positioned on a corner lot with road frontage on both FM 314 and County Road 3605. Inside, you’ll find new vinyl plank flooring in the kitchen and dining areas, along with a beautiful rock fireplace that adds warmth and character to the living space. Outdoors, the property is surrounded by large mature trees and offers abundant room to enjoy the country lifestyle. Additional improvements include a workshop and two storage sheds, making this property ideal for hobbies, projects, or equipment storage. Whether you’re looking for space for livestock show projects, a large garden, or even a future home site, this property offers endless possibilities.

Key facts

• Large mature trees
• Rock fireplace
• Workshop

Tags

• CORNER LOT
• ROCK FIREPLACE
• LARGE MATURE TREES
• WORKSHOP
• STORAGE SHEDS

Property features AI

Exterior

• Parking: 1-car garage
• Security: Smoke detector(s)
• Home design: Single family detached residence; Single-story
• Construction: Brick and stone construction; Composition roof
• Exterior features: Patio; Porch; Workshop; 1.84-acre lot

Interior

• Kitchen: Dishwasher; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Pantry; Wood-burning fireplace; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (34.5% below list).
• Recommended offer: $130k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 1.3% in Brownsboro — 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 59/100 on livability (#1,155 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brownsboro El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 429 students, 66% FRL); Brownsboro J H (math 48% / reading 49%, grade C-, #392 of 1,662 statewide, top 24%, 405 students, 60% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 56 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,324 (34.5% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.65% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 12.7

CMA / ARV

• ARV (median comp): $217,204
• List price: $199,000
• Delta: 38.07%
• Verdict: OVERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $91,668
• Equity at exit: $179,275

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $283,002
• Equity at exit: $386,613

Cash invested: $55,720 (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 75756

• Home prices YoY: 12.4%
• Active inventory: 56
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-262

Break-even live

Break-even rent $1,635

Max offer price $152,734

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-206	+0% $-262	+5% $-318	+10% $-375
Rent	-10% $-365	-5% $-313	+0% $-262	+5% $-210	+10% $-159
Rate	-1.0pp $-162	-0.5pp $-211	base $-262	+0.5pp $-313	+1.0pp $-366

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $199,000 Active 6 DOM
2. 2026-06-19
   days on market $199,000 Active 4 DOM
3. 2026-06-18
   days on market $199,000 Active 3 DOM
4. 2026-06-17
   days on market $199,000 Active 2 DOM
5. 2026-06-16
   pricedays on marketlisting id $199,000 Active 1 DOM
6. 2026-06-15
   days on market $299,900 Active 45 DOM
7. 2026-06-14
   days on market $299,900 Active 43 DOM
8. 2026-06-13
   days on market $299,900 Active 42 DOM
9. 2026-06-10
   days on market $299,900 Active 40 DOM
10. 2026-06-09
    days on market $299,900 Active 39 DOM
11. 2026-06-08
    days on market $299,900 Active 38 DOM
12. 2026-06-07
    days on market $299,900 Active 37 DOM
13. 2026-06-02
    days on market $299,900 Active 32 DOM
14. 2026-06-01
    days on market $299,900 Active 31 DOM
15. 2026-05-31
    days on market $299,900 Active 30 DOM
16. 2026-05-30
    days on market $299,900 Active 29 DOM
17. 2026-05-06
    price $219,000
18. 2026-05-02
    listed $299,900 Active 886-char remark

    Show marketing remark (886 chars)

    Escape to peaceful country living with this charming ranch-style home situated on 7.06 acres in desirable Brownsboro ISD. This 2-bedroom, 2-bath home offers 1,389 square feet of comfortable living space and is perfectly positioned on a corner lot with road frontage on both FM 314 and County Road 3605. Inside, you’ll find new vinyl plank flooring in the kitchen and dining areas, along with a beautiful rock fireplace that adds warmth and character to the living space. Outdoors, the property is surrounded by large mature trees and offers abundant room to enjoy the country lifestyle. Additional improvements include a workshop and two storage sheds, making this property ideal for hobbies, projects, or equipment storage. Whether you’re looking for space for livestock show projects, a large garden, or even a future home site, this property offers endless possibilities.

19. 1970-09-04
    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: $1,980 · $165/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,662/yr (+$139/mo · 84.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 28 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,639
• − Mortgage interest: −$11,147
• − Property taxes: −$1,980
• − Insurance: −$995
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$5,789
• Taxable loss: −$6,774
• Est. tax savings @ 24.0%: +$1,626
• After-tax cash flow: $-1,517/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Brownsboro

• Score: 59/100
• State rank: #1155
• US rank: #20256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,569

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.85%
• Current HPI: 215.6323
• 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

-33.6% since first listed

4 events — show timeline

• 2026-06-16 Listed $199,000 GTAR
• 2026-05-06 Price Changed $219,000 GTAR
• 2026-05-02 Listed $299,900 GTAR
• 1970-09-04 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,980 · +8.0% YoY. Source: county tax records.