1703 7th St · Brownwood, TX 76801

$161,500

2 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 31 Days on market

7,492 sqft lot Est $162k · at est.

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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).

• Cash flow +13.9/30.0
• ARV discount +7.6/15.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home offers 1,484 sq ft of living space on a nice lot. Fixer-upper with solid potential in a central Brownwood location just minutes from schools, shopping, and downtown amenities! Ideal for investors or buyers with contracting skills looking for a project, this property presents a great opportunity to add value. Inside, you’ll find a layout ready for updates: the bedrooms are large, and the dining room could be converted into a third bedroom. The kitchen is sizable, with space to be truly impressive. The backyard is fully fenced and features a workshop with electricity. According to the seller, there used to be an apartment in the shop. The home was lived in until September of 2025. Don’t miss this chance to bring new life to a property with great bones and excellent potential in a convenient location!

Key facts

• Huge walk-in pantry
• Spacious workshop
• Fully fenced yard

Tags

• OPEN-CONCEPT LAYOUT
• GORGEOUS GRANITE COUNTERTOPS
• HUGE WALK-IN PANTRY
• FULLY FENCED YARD
• SPACIOUS WORKSHOP
• MINI-SPLIT UNITS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Outside parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Year built not specified
• Exterior features: Lot smaller than 0.5 acre (approximately 0.172 acre); Located in the Highland View subdivision

Interior

• Kitchen: Electric oven
• Bedrooms: Primary bedroom on main level; Total of 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; Two total rooms; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $16 ($196/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (19.5% below list).
• Recommended offer: $130k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in 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 64/100 on livability (#781 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Brownwood ISD (town): math 45% / reading 41% proficiency, ranked #344 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 380 active listings in the ZIP; 3 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; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,933 (19.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $161,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 4th St	0.19mi	3/1.0 (+1)	1,460 (-2%)	3mo	$94,900	$65	81
1801 6th St	0.11mi	3/1.0 (+1)	1,363 (-8%)	2mo	$143,500	$105	75
1201 8th St	0.34mi	3/2.0 (+1)	1,372 (-8%)	1mo	$129,850	$95	62
1203 8th St	0.32mi	3/2.0 (+1)	1,605 (+8%)	1mo	$110,000	$69	61
2400 Belmeade Ave	0.63mi	3/1.0 (+1)	1,420 (-4%)	1mo	$149,000	$105	58
2303 Dartmore St	0.50mi	3/2.0 (+1)	1,572 (+6%)	1mo	$269,900	$172	57
2206 4th St	0.48mi	3/2.0 (+1)	1,600 (+8%)	1mo	$159,900	$100	54
2201 Brooke	0.47mi	3/2.0 (+1)	1,629 (+10%)	2mo	$322,000	$198	51
1609 2nd St	0.35mi	3/2.0 (+1)	1,300 (-12%)	4mo	$220,000	$169	51
2302 Berkley St	0.52mi	3/1.0 (+1)	1,276 (-14%)	1mo	$178,000	$139	46
1701 1st St	0.42mi	3/2.0 (+1)	1,698 (+14%)	2mo	$185,000	$109	46
2501 Greenway Dr	0.67mi	3/2.0 (+1)	1,363 (-8%)	2mo	$209,000	$153	45

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-25,175
• Equity at exit: $24,080

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-20,767
• Equity at exit: $13,964

Cash invested: $45,220 (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: 380
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$847
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $16

Break-even live

Break-even rent $1,279

Max offer price $161,500

Occupancy floor 94%

Sensitivity live

Price	-10% $108	-5% $62	+0% $16	+5% $-29	+10% $-75
Rent	-10% $-86	-5% $-35	+0% $16	+5% $68	+10% $119
Rate	-1.0pp $98	-0.5pp $57	base $16	+0.5pp $-26	+1.0pp $-68

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: $40,375
• Closing costs: $4,845
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	44d	1	0.59mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	44d	1	0.59mi
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	44d	1	0.81mi

Listing history 22 events

1. 2026-06-21
   days on market $161,500 Active 31 DOM
2. 2026-06-18
   days on market $161,500 Active 29 DOM
3. 2026-06-17
   days on market $161,500 Active 28 DOM
4. 2026-06-16
   days on market $161,500 Active 27 DOM
5. 2026-06-15
   days on market $161,500 Active 26 DOM
6. 2026-06-13
   days on market $161,500 Active 24 DOM
7. 2026-06-12
   days on market $161,500 Active 23 DOM
8. 2026-06-09
   days on market $161,500 Active 20 DOM
9. 2026-06-08
   days on market $161,500 Active 19 DOM
10. 2026-06-08
    pricedays on market $161,500 Active 18 DOM
11. 2026-06-07
    days on market $171,500 Active 17 DOM
12. 2026-06-03
    days on market $171,500 Active 14 DOM
13. 2026-06-02
    days on market $171,500 Active 13 DOM
14. 2026-06-01
    days on market $171,500 Active 12 DOM
15. 2026-05-31
    days on market $171,500 Active 11 DOM
16. 2026-05-20
    listed $171,500 Active
17. 2026-01-23
    soldstatus Closed 855-char remark

    Show marketing remark (855 chars)

    This 2-bedroom, 1-bath home offers 1,484 sq ft of living space on a nice lot. Fixer-upper with solid potential in a central Brownwood location just minutes from schools, shopping, and downtown amenities! Ideal for investors or buyers with contracting skills looking for a project, this property presents a great opportunity to add value. Inside, you’ll find a layout ready for updates: the bedrooms are large, and the dining room could be converted into a third bedroom. The kitchen is sizable, with space to be truly impressive. The backyard is fully fenced and features a workshop with electricity. According to the seller, there used to be an apartment in the shop. The home was lived in until September of 2025. Don’t miss this chance to bring new life to a property with great bones and excellent potential in a convenient location!

18. 2026-01-23
    soldstatus

    Show marketing remark (855 chars)

    This 2-bedroom, 1-bath home offers 1,484 sq ft of living space on a nice lot. Fixer-upper with solid potential in a central Brownwood location just minutes from schools, shopping, and downtown amenities! Ideal for investors or buyers with contracting skills looking for a project, this property presents a great opportunity to add value. Inside, you’ll find a layout ready for updates: the bedrooms are large, and the dining room could be converted into a third bedroom. The kitchen is sizable, with space to be truly impressive. The backyard is fully fenced and features a workshop with electricity. According to the seller, there used to be an apartment in the shop. The home was lived in until September of 2025. Don’t miss this chance to bring new life to a property with great bones and excellent potential in a convenient location!

19. 2025-12-18
    status Pending 855-char remark

    Show marketing remark (855 chars)

    This 2-bedroom, 1-bath home offers 1,484 sq ft of living space on a nice lot. Fixer-upper with solid potential in a central Brownwood location just minutes from schools, shopping, and downtown amenities! Ideal for investors or buyers with contracting skills looking for a project, this property presents a great opportunity to add value. Inside, you’ll find a layout ready for updates: the bedrooms are large, and the dining room could be converted into a third bedroom. The kitchen is sizable, with space to be truly impressive. The backyard is fully fenced and features a workshop with electricity. According to the seller, there used to be an apartment in the shop. The home was lived in until September of 2025. Don’t miss this chance to bring new life to a property with great bones and excellent potential in a convenient location!

20. 2025-12-05
    price $50,000 855-char remark

    Show marketing remark (855 chars)

    This 2-bedroom, 1-bath home offers 1,484 sq ft of living space on a nice lot. Fixer-upper with solid potential in a central Brownwood location just minutes from schools, shopping, and downtown amenities! Ideal for investors or buyers with contracting skills looking for a project, this property presents a great opportunity to add value. Inside, you’ll find a layout ready for updates: the bedrooms are large, and the dining room could be converted into a third bedroom. The kitchen is sizable, with space to be truly impressive. The backyard is fully fenced and features a workshop with electricity. According to the seller, there used to be an apartment in the shop. The home was lived in until September of 2025. Don’t miss this chance to bring new life to a property with great bones and excellent potential in a convenient location!

21. 2025-10-19
    listed $80,000 Active 855-char remark

    Show marketing remark (855 chars)

    This 2-bedroom, 1-bath home offers 1,484 sq ft of living space on a nice lot. Fixer-upper with solid potential in a central Brownwood location just minutes from schools, shopping, and downtown amenities! Ideal for investors or buyers with contracting skills looking for a project, this property presents a great opportunity to add value. Inside, you’ll find a layout ready for updates: the bedrooms are large, and the dining room could be converted into a third bedroom. The kitchen is sizable, with space to be truly impressive. The backyard is fully fenced and features a workshop with electricity. According to the seller, there used to be an apartment in the shop. The home was lived in until September of 2025. Don’t miss this chance to bring new life to a property with great bones and excellent potential in a convenient location!

22. 2005-03-02
    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: $1,151 · $96/mo
• Projected year-2 tax: $2,955 · $246/mo
• Expected delta: +$1,804/yr (+$150/mo · 156.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 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: $15,592
• − Mortgage interest: −$9,047
• − Property taxes: −$1,151
• − Insurance: −$808
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$4,698
• Taxable loss: −$2,606
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $821/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: Brownwood ISD
• NCES district ID: 4811700
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $37,395
• Composite: 35.8/100
• National rank: #4833
• State rank: #344 of 826 in TX

Livability — Brownwood

• Score: 64/100
• State rank: #781
• US rank: #14230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

+114.4% since first listed

7 events — show timeline

• 2026-05-20 Listed $171,500 NTREIS
• 2026-01-23 Sold (Public Records) — Public Records
• 2026-01-23 Sold (MLS) — NTREIS
• 2025-12-18 Pending — NTREIS
• 2025-12-05 Price Changed $50,000 NTREIS
• 2025-10-19 Listed $80,000 NTREIS
• 2005-03-02 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,151 · +6.2% YoY. Source: county tax records.