203 N Drumm St · Brenham, TX 77833

$152,287

3 bd · 2.0 ba · 1,735 sqft · SingleFamily public records · 43 Days on market

Built 1978 0.29 ac lot $88/sqft · 37% below area Est $243k · 37% under

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Why this score? — see what drove the C 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 +18.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.9/10.0
• 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 MLS

This one story beauty is a must see! It's large backyard has plenty of space for a pool and room to play or entertain. This house includes new carpet, new roof, new water heater, new furnace and air conditioner. The kitchen overlooks the large family room. Don't miss out on this fabulous home that has been well maintained!

Key facts

• Attached garage
• Shade trees
• Walkable to schools

Tags

• QUARTER-ACRE LOT
• SHADE TREES
• 1995 ADDITION
• ATTACHED GARAGE
• STORAGE BUILDINGS
• WALKABLE TO SCHOOLS

Property features AI

Exterior

• Parking: Attached 2-car garage (2 covered spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / 1 story
• Exterior features: Lot on 0.29-acre parcel; Public water and sewer available

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $148k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: schools C-, employment C-, crime 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.
• Market conditions: 514 active listings in the ZIP; 10 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,718 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.14% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 7.3

CMA / ARV

• ARV (median comp): $243,486
• List price: $152,287
• Delta: -37.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 Westbrooke Cv	0.07mi	3/2.0	1,642 (-5%)	6mo	$303,000	$185	82
215 Edward Ln	0.04mi	3/2.0	1,492 (-14%)	1mo	$255,000	$171	74
2055 Winepress Rd	0.47mi	3/2.0	1,657 (-4%)	1mo	$322,900	$195	70
2052 Winepress Rd	0.50mi	3/2.0	1,657 (-4%)	6mo	$333,800	$201	64
2002 Vineyard Pass	0.46mi	3/2.0	1,879 (+8%)	1mo	$339,000	$180	64
1009 Robinhood	0.54mi	3/2.0	1,618 (-7%)	2mo	$275,000	$170	62
1249 Wilkins Valley St	0.67mi	3/2.0	1,680 (-3%)	6mo	$267,745	$159	59
2058 Winepress Rd	0.47mi	3/2.0	1,550 (-11%)	2mo	$314,900	$203	58
1265 Wilkins Valley St	0.67mi	4/2.0 (+1)	1,680 (-3%)	3mo	$258,545	$154	56
1006 Clearspring Dr	0.59mi	3/2.0	1,480 (-15%)	4mo	$175,000	$118	44
1260 Wilkins Valley St	0.69mi	4/2.0 (+1)	1,572 (-9%)	5mo	$247,595	$158	43
105 Lockett St	0.71mi	2/1.5 (-1)	1,520 (-12%)	4mo	$219,000	$144	35

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,969
• Equity at exit: $22,706

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-166
• Equity at exit: $13,167

Cash invested: $42,640 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$799
• Tax from tax record: −$364 /mo · $4,365/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $150

Break-even live

Break-even rent $1,552

Max offer price $152,287

Occupancy floor 86%

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: $38,072
• Closing costs: $4,569
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 N Dixie St Brenham, TX	3.0	2.0	1260	$2,100	$1.67	44d	1	0.10mi
213 Munz St Brenham, TX	3.0	2.0	1568	$1,500	$0.96	44d	1	0.13mi
204 Cornish Dr Brenham, TX	3.0	1.0	1242	$1,450	$1.17	44d	1	0.31mi
1008 Oakridge St Brenham, TX	3.0	2.0	1153	$1,500	$1.30	44d	1	0.54mi
1006 Robinhood Rd Brenham, TX	3.0	2.0	1754	$1,700	$0.97	44d	1	0.56mi
1003 Oakridge St Brenham, TX	3.0	2.0	1452	$1,750	$1.21	44d	1	0.59mi
812 Burleson St Brenham, TX	3.0	1.0	1553	$1,525	$0.98	44d	1	0.85mi
705 S Jackson St Brenham, TX	2.0	1.0	1050	$1,312	$1.25	44d	2	1.15mi
707 Davy St Brenham, TX	3.0	2.0	1315	$1,955	$1.49	44d	1	1.19mi
101 W Second St Brenham, TX	3.0	2.5	1763	$1,700	$0.96	44d	1	1.40mi

Listing history 21 events

1. 2026-06-19
   days on market $152,287 Active 43 DOM
2. 2026-06-18
   days on market $152,287 Active 42 DOM
3. 2026-06-17
   days on market $152,287 Active 41 DOM
4. 2026-06-16
   days on market $152,287 Active 40 DOM
5. 2026-06-15
   days on market $152,287 Active 39 DOM
6. 2026-06-14
   days on market $152,287 Active 37 DOM
7. 2026-06-12
   days on market $152,287 Active 36 DOM
8. 2026-06-09
   days on market $152,287 Active 33 DOM
9. 2026-06-09
   price $152,287 Active 32 DOM
10. 2026-06-08
    days on market $160,302 Active 32 DOM
11. 2026-06-07
    days on market $160,302 Active 31 DOM
12. 2026-06-02
    days on market $160,302 Active 26 DOM
13. 2026-06-01
    days on market $160,302 Active 25 DOM
14. 2026-05-31
    days on market $160,302 Active 24 DOM
15. 2026-05-30
    days on market $160,302 Active 23 DOM
16. 2026-05-07
    listed $160,302 Active 348-char remark
17. 2014-06-26
    soldstatus Sold 325-char remark

    Show marketing remark (325 chars)

    This one story beauty is a must see! It's large backyard has plenty of space for a pool and room to play or entertain. This house includes new carpet, new roof, new water heater, new furnace and air conditioner. The kitchen overlooks the large family room. Don't miss out on this fabulous home that has been well maintained!

18. 2014-06-26
    soldstatus

    Show marketing remark (325 chars)

    This one story beauty is a must see! It's large backyard has plenty of space for a pool and room to play or entertain. This house includes new carpet, new roof, new water heater, new furnace and air conditioner. The kitchen overlooks the large family room. Don't miss out on this fabulous home that has been well maintained!

19. 2014-05-23
    status Pending, Continue to Show 325-char remark

    Show marketing remark (325 chars)

    This one story beauty is a must see! It's large backyard has plenty of space for a pool and room to play or entertain. This house includes new carpet, new roof, new water heater, new furnace and air conditioner. The kitchen overlooks the large family room. Don't miss out on this fabulous home that has been well maintained!

20. 2014-05-13
    status Option Pending 325-char remark

    Show marketing remark (325 chars)

    This one story beauty is a must see! It's large backyard has plenty of space for a pool and room to play or entertain. This house includes new carpet, new roof, new water heater, new furnace and air conditioner. The kitchen overlooks the large family room. Don't miss out on this fabulous home that has been well maintained!

21. 2014-02-14
    listed $149,200 Active 325-char remark

    Show marketing remark (325 chars)

    This one story beauty is a must see! It's large backyard has plenty of space for a pool and room to play or entertain. This house includes new carpet, new roof, new water heater, new furnace and air conditioner. The kitchen overlooks the large family room. Don't miss out on this fabulous home that has been well maintained!

ⓘ 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: $4,365 · $364/mo
• Projected year-2 tax: $4,365 · $364/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $20,904
• − Mortgage interest: −$8,530
• − Property taxes: −$4,365
• − Insurance: −$761
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$4,430
• Taxable loss: −$528
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,931/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

+2.1% since first listed

7 events — show timeline

• 2026-06-08 Price Changed $152,287 BCSRMLS
• 2026-05-07 Listed $160,302 BCSRMLS
• 2014-06-26 Sold (Public Records) — Public Records
• 2014-06-26 Sold (MLS) — HARMLS
• 2014-05-23 Pending — HARMLS
• 2014-05-13 Pending — HARMLS
• 2014-02-14 Listed $149,200 HARMLS

Property tax history

+4.4%/yr

Latest (2025): $4,365 · +11.4% YoY. Source: county tax records.