6905 Lovers Ln · Lake Brownwood, TX 76801

$109,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 62 Days on market

Built 2022 Good condition 4,791 sqft lot $119/sqft · 32% above area Est $83k · 32% over

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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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath single wide home situated on its own land in Brownwood, TX! This property offers the perfect blend of privacy and proximity to the city. With plenty of outdoor space for gardening, pets or future additions. Inside you will find a functional open layout,

Key facts

• Privacy
• Open layout
• Own land

Tags

• OUTDOOR SPACE
• OPEN LAYOUT
• OWN LAND
• PRIVACY
• PROXIMITY TO THE CITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 380 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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: 1.05% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $83,152
• List price: $109,900
• Delta: 32.17%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7830 Blarney Dr	0.59mi	3/2.0	1,008 (+9%)	10mo	$85,000	$84	49
6608 County Road 551	0.71mi	3/2.0	1,031 (+12%)	2mo	$125,000	$121	46

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,580
• Equity at exit: $16,386

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $19,394
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $256

Break-even live

Break-even rent $831

Max offer price $109,900

Occupancy floor 73%

Sensitivity live

Price	-10% $318	-5% $287	+0% $256	+5% $224	+10% $193
Rent	-10% $164	-5% $210	+0% $256	+5% $301	+10% $347
Rate	-1.0pp $311	-0.5pp $283	base $256	+0.5pp $227	+1.0pp $198

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $109,900 Active 62 DOM
2. 2026-06-18
   days on market $109,900 Active 60 DOM
3. 2026-06-17
   days on market $109,900 Active 59 DOM
4. 2026-06-16
   days on market $109,900 Active 58 DOM
5. 2026-06-15
   days on market $109,900 Active 57 DOM
6. 2026-06-13
   days on market $109,900 Active 55 DOM
7. 2026-06-12
   days on market $109,900 Active 54 DOM
8. 2026-06-09
   days on market $109,900 Active 51 DOM
9. 2026-06-08
   days on market $109,900 Active 50 DOM
10. 2026-06-08
    days on market $109,900 Active 49 DOM
11. 2026-06-05
    days on market $109,900 Active 47 DOM
12. 2026-06-03
    days on market $109,900 Active 45 DOM
13. 2026-06-02
    days on market $109,900 Active 44 DOM
14. 2026-06-01
    days on market $109,900 Active 43 DOM
15. 2026-05-31
    days on market $109,900 Active 42 DOM
16. 2026-04-19
    listed $109,900 New 280-char remark

    Show marketing remark (280 chars)

    Charming 3-bedroom, 2-bath single wide home situated on its own land in Brownwood, TX! This property offers the perfect blend of privacy and proximity to the city. With plenty of outdoor space for gardening, pets or future additions. Inside you will find a functional open layout,

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$1,594/yr (+$133/mo · 382.3%)

ⓘ 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 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $13,859
• − Mortgage interest: −$6,156
• − Property taxes: −$417
• − Insurance: −$550
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,197
• Taxable income: $1,322
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,749/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.

Condition & rehab AI · 4 photos

Good 75/100 Cosmetic rehab

This single-wide manufactured home is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics.
• Both Update bathroom fixtures — Modern fixtures increase appeal and functionality.
• Both Landscaping — Improved landscaping enhances curb appeal and adds value.
• Rental HVAC maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics. ↑
• Both Update bathroom fixtures — Modern fixtures increase appeal and functionality. ↑
• Both Landscaping — Improved landscaping enhances curb appeal and adds value. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-19 Listed $109,900 LERA

Property tax history

+1.8%/yr

Latest (2025): $417 · -4.2% YoY. Source: county tax records.