8057 County Road 606 · Lake Brownwood, TX 76801

$62,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 86 Days on market

0.34 ac lot $40/sqft · 56% below area ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the possibilities with this charming 3-bedroom, 2-bath home! Highlights include a long-lasting metal roof, efficient burn-off septic system, and a partially framed in shop with electricity. The shop offers flexibility - use it for your hobbies, create an extra bedroom, or keep it as a functional work space. Situated close to the lake, this property also boast mature trees, providing a perfect shady retreat. Come see for yourself and schedule your visit now!

Key facts

• Metal roof
• Close to the lake
• Mature trees

Tags

• METAL ROOF
• BURN-OFF SEPTIC SYSTEM
• PARTIALLY FRAMED SHOP
• MATURE TREES
• CLOSE TO THE LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 1.6% in Lake Brownwood — 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 67/100 on livability (#513 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D+, schools F, amenities F.
• Bangs ISD (rural): math 49% / reading 53% proficiency, ranked #178 of 826 in TX (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 377 active listings in the ZIP; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,126 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.20% ✓
• Cap rate: 18.29%
• Cash-on-cash: 42.85%
• DSCR: 2.91
• GRM: 3.8

CMA / ARV

• ARV (median comp): $141,720
• List price: $62,900
• Delta: -55.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8094 County Road 609	0.28mi	3/2.0	1,428 (-8%)	8mo	$228,500	$160	66
8053 County Road 605	0.06mi	3/2.0	1,746 (+12%)	17mo	$225,000	$129	63
6382 FM 3021	0.51mi	3/2.0	1,344 (-14%)	18mo	$139,000	$103	38
7044 Tipperary Rd	0.67mi	3/2.0	1,724 (+10%)	19mo	$177,000	$103	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: 39.7%
• Equity multiple: 2.70×
• Total profit: $29,901
• Equity at exit: $9,379

10-year hold

• IRR: 46.0%
• Equity multiple: 5.42×
• Total profit: $77,773
• Equity at exit: $5,438

Cash invested: $17,612 (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 76801

• Active inventory: 377
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $629

Break-even live

Break-even rent $588

Max offer price $62,900

Occupancy floor 50%

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $62,900 Active 86 DOM
2. 2026-06-17
   days on market $62,900 Active 85 DOM
3. 2026-06-16
   days on market $62,900 Active 84 DOM
4. 2026-06-15
   days on market $62,900 Active 83 DOM
5. 2026-06-13
   days on market $62,900 Active 81 DOM
6. 2026-06-12
   days on market $62,900 Active 80 DOM
7. 2026-06-09
   days on market $62,900 Active 77 DOM
8. 2026-06-08
   days on market $62,900 Active 76 DOM
9. 2026-06-08
   days on market $62,900 Active 75 DOM
10. 2026-06-05
    days on market $62,900 Active 73 DOM
11. 2026-06-03
    days on market $62,900 Active 71 DOM
12. 2026-06-02
    days on market $62,900 Active 70 DOM
13. 2026-06-01
    days on market $62,900 Active 69 DOM
14. 2026-05-31
    days on market $62,900 Active 68 DOM
15. 2026-04-29
    price $62,900 470-char remark

    Show marketing remark (470 chars)

    Discover the possibilities with this charming 3-bedroom, 2-bath home! Highlights include a long-lasting metal roof, efficient burn-off septic system, and a partially framed in shop with electricity. The shop offers flexibility - use it for your hobbies, create an extra bedroom, or keep it as a functional work space. Situated close to the lake, this property also boast mature trees, providing a perfect shady retreat. Come see for yourself and schedule your visit now!

16. 2026-03-24
    listed $69,900 Active 470-char remark

    Show marketing remark (470 chars)

    Discover the possibilities with this charming 3-bedroom, 2-bath home! Highlights include a long-lasting metal roof, efficient burn-off septic system, and a partially framed in shop with electricity. The shop offers flexibility - use it for your hobbies, create an extra bedroom, or keep it as a functional work space. Situated close to the lake, this property also boast mature trees, providing a perfect shady retreat. Come see for yourself and schedule your visit now!

17. 2026-03-09
    historical
18. 2026-01-27
    status Active
19. 2026-01-15
    historical Active Option Contract
20. 2025-12-28
    price $79,900
21. 2025-09-29
    status Active
22. 2025-09-06
    historical
23. 2025-07-31
    price $89,900
24. 2025-05-01
    listed $99,900 Active
25. 2021-06-29
    soldstatus
26. 2017-08-30
    soldstatus
27. 2017-08-22
    soldstatus Sold
28. 2017-07-22
    status Pending
29. 2017-07-09
    historical Active Option Contract
30. 2016-12-08
    price $53,000
31. 2016-08-31
    price $55,000
32. 2015-02-27
    price $59,900
33. 2014-06-09
    listed $65,000 Active
34. 2013-12-18
    historical
35. 2013-06-18
    listed $73,000

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,300 · $108/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $16,607
• − Mortgage interest: −$3,523
• − Property taxes: −$1,300
• − Insurance: −$314
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$1,830
• Taxable income: $6,982
• Est. tax owed @ 24.0%: −$1,676
• After-tax cash flow: $5,871/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: Bangs ISD
• NCES district ID: 4809390
• Math proficiency: 49% ▲ 6.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $43,702
• Composite: 43.0/100
• National rank: #3105
• State rank: #178 of 826 in TX

Livability — Lake Brownwood

• Score: 67/100
• State rank: #513
• US rank: #10141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Brownwood, TX
• Population (ZIP): 25,152

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 26% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.52%
• Current HPI: 164.0992
• 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

-13.8% since first listed

21 events — show timeline

• 2026-04-29 Price Changed $62,900 NTREIS
• 2026-03-24 Listed $69,900 NTREIS
• 2026-03-09 Listing Removed — NTREIS
• 2026-01-27 Relisted — NTREIS
• 2026-01-15 Contingent — NTREIS
• 2025-12-28 Price Changed $79,900 NTREIS
• 2025-09-29 Relisted — NTREIS
• 2025-09-06 Listing Removed — NTREIS
• 2025-07-31 Price Changed $89,900 NTREIS
• 2025-05-01 Listed $99,900 NTREIS
• 2021-06-29 Sold (Public Records) — Public Records
• 2017-08-30 Sold (Public Records) — Public Records
• 2017-08-22 Sold (MLS) — NTREIS
• 2017-07-22 Pending — NTREIS
• 2017-07-09 Contingent — NTREIS
• 2016-12-08 Price Changed $53,000 NTREIS
• 2016-08-31 Price Changed $55,000 NTREIS
• 2015-02-27 Price Changed $59,900 NTREIS
• 2014-06-09 Listed $65,000 NTREIS
• 2013-12-18 Listing Removed — NTREIS
• 2013-06-18 Listed $73,000 NTREIS

Property tax history

-0.7%/yr

Latest (2025): $1,300 · -2.8% YoY. Source: county tax records.