6829 Fm 314 N · Brownsboro, TX 75756

$277,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 55 Days on market

Built 2008 3.36 ac lot $180/sqft · 28% below area Est $473k · 41% under ↓ 14% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home to your own paradise in the country, offering peaceful seclusion without sacrificing convenience. Charming 3 bdrm, 2 bath home, gorgeous kitchen with custom cabinets and granite countertops. The wood burning fireplace is a focal point in the spacious living room. This split floorplan is ideal with the master suite bathroom boasting a separate shower and soaking tub. The main house is situated on the property to allow for an additional structure or whatever you are dreaming of. There is an unfinished apartment-shop ready to become whatever fits your needs. This beautiful acreage is perfectly located between Chandler and Brownsboro, and a short drive to I20, Tyler or Athens. Call today to schedule a showing!

Key facts

• Custom cabinets
• Gorgeous kitchen
• Granite countertops

Tags

• GORGEOUS KITCHEN
• CUSTOM CABINETS
• GRANITE COUNTERTOPS
• WOOD BURNING FIREPLACE
• SPACIOUS LIVING ROOM
• MASTER SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (63.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (55.6% below list).
• Recommended offer: $101k (63.4% below list) — sets the bar for cash-flow.
• Cap rate 1.9% 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: schools C-, employment D+, amenities 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.
• 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,273 (63.4% 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 55 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
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: 0.44% ✗
• Cap rate: 1.88%
• Cash-on-cash: -15.76%
• DSCR: 0.30
• GRM: 18.8

CMA / ARV

• ARV (median comp): $472,669
• List price: $277,000
• Delta: -41.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 2.11×
• Total profit: $86,063
• Equity at exit: $249,544

10-year hold

• IRR: 13.6%
• Equity multiple: 4.93×
• Total profit: $304,579
• Equity at exit: $538,150

Cash invested: $77,560 (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: 18.8×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$1,453
• Tax from tax record: −$422 /mo · $5,064/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-1,018

Break-even live

Break-even rent $2,519

Max offer price $101,273

Occupancy floor —

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-03
   status $277,000 Pending 55 DOM
2. 2026-06-02
   days on market $277,000 Active 55 DOM
3. 2026-06-01
   days on market $277,000 Active 54 DOM
4. 2026-05-31
   days on market $277,000 Active 53 DOM
5. 2026-05-30
   days on market $277,000 Active 52 DOM
6. 2026-05-05
   price $299,900 728-char remark

   Show marketing remark (728 chars)

   Welcome home to your own paradise in the country, offering peaceful seclusion without sacrificing convenience. Charming 3 bdrm, 2 bath home, gorgeous kitchen with custom cabinets and granite countertops. The wood burning fireplace is a focal point in the spacious living room. This split floorplan is ideal with the master suite bathroom boasting a separate shower and soaking tub. The main house is situated on the property to allow for an additional structure or whatever you are dreaming of. There is an unfinished apartment/shop ready to become whatever fits your needs. This beautiful acreage is perfectly located between Chandler and Brownsboro, and a short drive to I20, Tyler or Athens. Call today to schedule a showing!

7. 2026-05-05
   price $299,900 728-char remark

   Show marketing remark (728 chars)

   Welcome home to your own paradise in the country, offering peaceful seclusion without sacrificing convenience. Charming 3 bdrm, 2 bath home, gorgeous kitchen with custom cabinets and granite countertops. The wood burning fireplace is a focal point in the spacious living room. This split floorplan is ideal with the master suite bathroom boasting a separate shower and soaking tub. The main house is situated on the property to allow for an additional structure or whatever you are dreaming of. There is an unfinished apartment/shop ready to become whatever fits your needs. This beautiful acreage is perfectly located between Chandler and Brownsboro, and a short drive to I20, Tyler or Athens. Call today to schedule a showing!

8. 2026-04-08
   listed $309,000 Active 728-char remark

   Show marketing remark (728 chars)

   Welcome home to your own paradise in the country, offering peaceful seclusion without sacrificing convenience. Charming 3 bdrm, 2 bath home, gorgeous kitchen with custom cabinets and granite countertops. The wood burning fireplace is a focal point in the spacious living room. This split floorplan is ideal with the master suite bathroom boasting a separate shower and soaking tub. The main house is situated on the property to allow for an additional structure or whatever you are dreaming of. There is an unfinished apartment-shop ready to become whatever fits your needs. This beautiful acreage is perfectly located between Chandler and Brownsboro, and a short drive to I20, Tyler or Athens. Call today to schedule a showing!

9. 2026-04-05
   price $309,000 728-char remark

   Show marketing remark (728 chars)

   Welcome home to your own paradise in the country, offering peaceful seclusion without sacrificing convenience. Charming 3 bdrm, 2 bath home, gorgeous kitchen with custom cabinets and granite countertops. The wood burning fireplace is a focal point in the spacious living room. This split floorplan is ideal with the master suite bathroom boasting a separate shower and soaking tub. The main house is situated on the property to allow for an additional structure or whatever you are dreaming of. There is an unfinished apartment/shop ready to become whatever fits your needs. This beautiful acreage is perfectly located between Chandler and Brownsboro, and a short drive to I20, Tyler or Athens. Call today to schedule a showing!

10. 2026-03-10
    price $329,000 728-char remark

    Show marketing remark (728 chars)

    Welcome home to your own paradise in the country, offering peaceful seclusion without sacrificing convenience. Charming 3 bdrm, 2 bath home, gorgeous kitchen with custom cabinets and granite countertops. The wood burning fireplace is a focal point in the spacious living room. This split floorplan is ideal with the master suite bathroom boasting a separate shower and soaking tub. The main house is situated on the property to allow for an additional structure or whatever you are dreaming of. There is an unfinished apartment/shop ready to become whatever fits your needs. This beautiful acreage is perfectly located between Chandler and Brownsboro, and a short drive to I20, Tyler or Athens. Call today to schedule a showing!

11. 2026-02-05
    price $339,900 728-char remark

    Show marketing remark (728 chars)

    Welcome home to your own paradise in the country, offering peaceful seclusion without sacrificing convenience. Charming 3 bdrm, 2 bath home, gorgeous kitchen with custom cabinets and granite countertops. The wood burning fireplace is a focal point in the spacious living room. This split floorplan is ideal with the master suite bathroom boasting a separate shower and soaking tub. The main house is situated on the property to allow for an additional structure or whatever you are dreaming of. There is an unfinished apartment/shop ready to become whatever fits your needs. This beautiful acreage is perfectly located between Chandler and Brownsboro, and a short drive to I20, Tyler or Athens. Call today to schedule a showing!

12. 2026-01-02
    listed $349,900 Active 728-char remark

    Show marketing remark (728 chars)

    Welcome home to your own paradise in the country, offering peaceful seclusion without sacrificing convenience. Charming 3 bdrm, 2 bath home, gorgeous kitchen with custom cabinets and granite countertops. The wood burning fireplace is a focal point in the spacious living room. This split floorplan is ideal with the master suite bathroom boasting a separate shower and soaking tub. The main house is situated on the property to allow for an additional structure or whatever you are dreaming of. There is an unfinished apartment/shop ready to become whatever fits your needs. This beautiful acreage is perfectly located between Chandler and Brownsboro, and a short drive to I20, Tyler or Athens. Call today to schedule a showing!

13. 2011-09-13
    soldstatus
14. 2009-06-01
    soldstatus
15. 2008-04-11
    soldstatus
16. 2004-12-28
    soldstatus
17. 2004-12-21
    soldstatus
18. 1994-03-29
    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: $5,064 · $422/mo
• Projected year-2 tax: $5,069 · $422/mo
• Expected delta: +$5/yr ($0/mo · 0.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,758
• − Mortgage interest: −$15,516
• − Property taxes: −$5,064
• − Insurance: −$1,385
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$8,058
• Taxable loss: −$17,626
• Est. tax savings @ 24.0%: +$4,230
• After-tax cash flow: $-7,991/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

-14.3% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $299,900 NTREIS
• 2026-05-05 Price Changed $299,900 HCBOR
• 2026-04-08 Listed $309,000 NTREIS
• 2026-04-05 Price Changed $309,000 HCBOR
• 2026-03-10 Price Changed $329,000 HCBOR
• 2026-02-05 Price Changed $339,900 HCBOR
• 2026-01-02 Listed $349,900 HCBOR
• 2011-09-13 Sold (Public Records) — Public Records
• 2009-06-01 Sold (Public Records) — Public Records
• 2008-04-11 Sold (Public Records) — Public Records
• 2004-12-28 Sold (Public Records) — Public Records
• 2004-12-21 Sold (Public Records) — Public Records
• 1994-03-29 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,064 · +1.9% YoY. Source: county tax records.