216 E Pecan St · Bangs, TX 76823

$70,000

2 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 612 Days on market

0.37 ac lot $52/sqft · 47% below area Est $133k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +7.5/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice fixer upper in Bangs, TX close to the schools. This is a 2BR 2BA home on nice sized lot with lots of potential!

Key facts

• Lots of potential
• Close to schools
• Nice sized lot

Tags

• FIXER UPPER IN BANGS
• CLOSE TO SCHOOLS
• NICE SIZED LOT
• LOTS OF POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#739 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D+, employment D+, health & safety D+.
• 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: 40 active listings in the ZIP; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $3k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 612 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: major wind risk, 27% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 612 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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: 1.46% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.15%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (median comp): $132,648
• List price: $70,000
• Delta: -47.23%
• 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
704 N Sixth St	0.18mi	3/1.5 (+1)	1,351 (+1%)	11mo	$175,000	$130	75
202 Poco St	0.17mi	3/2.0 (+1)	1,275 (-5%)	6mo	$249,900	$196	74
206 Poco St	0.19mi	2/1.0	1,209 (-10%)	5mo	$149,500	$124	67
400 Palmer St	0.31mi	3/2.0 (+1)	1,430 (+7%)	11mo	$169,900	$119	61
904 N 3rd St	0.05mi	3/2.0 (+1)	1,506 (+12%)	18mo	$175,000	$116	57
105 Vine St	0.50mi	3/2.0 (+1)	1,384 (+3%)	15mo	$65,000	$47	54
113 W Kyle St	0.47mi	2/1.0	1,438 (+7%)	12mo	$20,900	$15	52
1101 W Hall St	0.70mi	3/1.5 (+1)	1,371 (+2%)	8mo	$165,000	$120	50
502 Palmer St	0.26mi	3/3.0 (+1)	1,510 (+12%)	12mo	$72,000	$48	48
102 S West St	0.51mi	2/1.0	1,177 (-12%)	11mo	$140,000	$119	42
209 Martin	0.70mi	3/2.0 (+1)	1,536 (+14%)	3mo	$130,000	$85	36
408 S 4th St	0.67mi	3/1.0 (+1)	1,176 (-12%)	17mo	$110,000	$94	25

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

Projected returns pro-forma

4.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.82×
• Total profit: $35,684
• Equity at exit: $39,255

10-year hold

• IRR: 28.1%
• Equity multiple: 5.64×
• Total profit: $90,893
• Equity at exit: $67,410

Cash invested: $19,600 (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 76823

• Home prices YoY: 2.8%
• Active inventory: 40
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $313

Break-even live

Break-even rent $623

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $70,000 Active 612 DOM
2. 2026-06-17
   days on market $70,000 Active 611 DOM
3. 2026-06-16
   days on market $70,000 Active 610 DOM
4. 2026-06-15
   days on market $70,000 Active 609 DOM
5. 2026-06-13
   days on market $70,000 Active 607 DOM
6. 2026-06-12
   days on market $70,000 Active 606 DOM
7. 2026-06-09
   days on market $70,000 Active 603 DOM
8. 2026-06-08
   days on market $70,000 Active 602 DOM
9. 2026-06-08
   days on market $70,000 Active 601 DOM
10. 2026-06-05
    days on market $70,000 Active 599 DOM
11. 2026-06-03
    days on market $70,000 Active 597 DOM
12. 2026-06-02
    days on market $70,000 Active 596 DOM
13. 2026-06-01
    days on market $70,000 Active 595 DOM
14. 2026-05-31
    days on market $70,000 Active 594 DOM
15. 2025-01-21
    status Active 116-char remark

    Show marketing remark (116 chars)

    Nice fixer upper in Bangs, TX close to the schools. This is a 2BR 2BA home on nice sized lot with lots of potential!

16. 2024-12-11
    historical 116-char remark

    Show marketing remark (116 chars)

    Nice fixer upper in Bangs, TX close to the schools. This is a 2BR 2BA home on nice sized lot with lots of potential!

17. 2024-08-30
    listed $70,000 Active 116-char remark

    Show marketing remark (116 chars)

    Nice fixer upper in Bangs, TX close to the schools. This is a 2BR 2BA home on nice sized lot with lots of potential!

18. 2020-04-10
    soldstatus Sold 482-char remark

    Show marketing remark (482 chars)

    Two bedroom, two bath house on 2 corner lots with an extra lot beside the house. The house could be a 3 bedroom if the entry room is used. Home offers a metal roof, aluminum siding and double pane windows. Home is in a great location, a window unit and gas space heaters provide the air and heat to the home. Pecan trees, a large fig tree, and a fenced back yard are great for pets. Property is being sold as is with no repairs on sellers part. This property has a lot of potential!

19. 2020-03-12
    historical Active Option Contract 482-char remark

    Show marketing remark (482 chars)

    Two bedroom, two bath house on 2 corner lots with an extra lot beside the house. The house could be a 3 bedroom if the entry room is used. Home offers a metal roof, aluminum siding and double pane windows. Home is in a great location, a window unit and gas space heaters provide the air and heat to the home. Pecan trees, a large fig tree, and a fenced back yard are great for pets. Property is being sold as is with no repairs on sellers part. This property has a lot of potential!

20. 2020-01-22
    listed $42,500 Active 482-char remark

    Show marketing remark (482 chars)

    Two bedroom, two bath house on 2 corner lots with an extra lot beside the house. The house could be a 3 bedroom if the entry room is used. Home offers a metal roof, aluminum siding and double pane windows. Home is in a great location, a window unit and gas space heaters provide the air and heat to the home. Pecan trees, a large fig tree, and a fenced back yard are great for pets. Property is being sold as is with no repairs on sellers part. This property has a lot of potential!

21. 2009-04-17
    soldstatus
22. 2004-01-22
    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: $1,153 · $96/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$128/yr (+$11/mo · 11.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,229
• − Mortgage interest: −$3,921
• − Property taxes: −$1,153
• − Insurance: −$350
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,036
• Taxable income: $2,812
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,078/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 — Bangs

• Score: 64/100
• State rank: #739
• US rank: #13470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bangs, TX
• Population (ZIP): 2,911

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 20% Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 1%

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: ▲ 4.90%
• Current HPI: 182.4666
• 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

+64.7% since first listed

8 events — show timeline

• 2025-01-21 Relisted — NTREIS
• 2024-12-11 Listing Removed — NTREIS
• 2024-08-30 Listed $70,000 NTREIS
• 2020-04-10 Sold (MLS) — NTREIS
• 2020-03-12 Contingent — NTREIS
• 2020-01-22 Listed $42,500 NTREIS
• 2009-04-17 Sold (Public Records) — Public Records
• 2004-01-22 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,153 · -0.8% YoY. Source: county tax records.