3410 Austin Ave · Brownwood, TX 76801

$89,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 98 Days on market

0.49 ac lot $69/sqft · 51% below area ↓ 19% 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 +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed, 1 bath home sits on two lots totaling 0.49 acre, offering plenty of space inside and out. The living room flows into the dining area and kitchen, creating an easy layout for everyday living. Out back, there’s a separate 1 bed, 1 bath guest house with its own kitchen and living area — great for a rental, guest space, or mother-in-law suite. The property also includes two storage sheds, a patio area, and lots of big shade trees throughout the yard. With some work, this place could really shine. Whether you're looking to fix up your next home or invest in a potential income-producing property, this one has a lot of potential and room to grow. Being Sold AS IS.

Key facts

• Two lots
• Big shade trees
• Patio area

Tags

• TWO LOTS
• GUEST HOUSE
• STORAGE SHEDS
• PATIO AREA
• BIG SHADE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.8% 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; 2 comparable units currently listed for rent nearby; 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 3.4% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.64% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.1

CMA / ARV

• ARV (median comp): $180,248
• List price: $89,000
• Delta: -50.62%
• 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
3317 1st St	0.20mi	3/2.0	1,222 (-5%)	3mo	$214,900	$176	76
1200 Phillips Dr	0.53mi	3/1.0	1,204 (-6%)	2mo	$59,900	$50	63
1600 Broadmoor Dr	0.48mi	3/2.0	1,220 (-5%)	5mo	$169,900	$139	61
109 Bonnie Pl	0.59mi	3/2.0	1,283 (-0%)	11mo	$150,000	$117	60
3707 1st St	0.30mi	3/2.0	1,404 (+9%)	9mo	$189,500	$135	59
2703 1st St	0.72mi	3/2.0	1,271 (-1%)	5mo	$139,900	$110	57
2711 Elizabeth Dr	0.68mi	3/1.0	1,200 (-6%)	3mo	$149,000	$124	55
3900 3rd St	0.56mi	3/1.0	1,203 (-6%)	14mo	$145,000	$121	52
2901 Austin Ave	0.47mi	2/1.0 (-1)	1,130 (-12%)	4mo	$198,500	$176	50
2812 1st St	0.54mi	4/2.0 (+1)	1,222 (-5%)	10mo	$152,000	$124	49
3618 3rd St	0.45mi	3/1.5	1,120 (-13%)	13mo	$169,000	$151	45
2622 Vincent St	0.70mi	2/1.0 (-1)	1,170 (-9%)	7mo	$89,900	$77	42

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $10,983
• Equity at exit: $13,270

10-year hold

• IRR: 20.2%
• Equity multiple: 2.71×
• Total profit: $42,576
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$251 /mo · $3,010/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $397

Break-even live

Break-even rent $955

Max offer price $89,000

Occupancy floor 68%

Sensitivity live

Price	-10% $448	-5% $422	+0% $397	+5% $372	+10% $347
Rent	-10% $282	-5% $340	+0% $397	+5% $455	+10% $512
Rate	-1.0pp $442	-0.5pp $420	base $397	+0.5pp $374	+1.0pp $351

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 Stephen F Austin Dr Lot 130 Brownwood, TX	3.0	2.0	1120	$1,200	$1.07	44d	1	1.00mi
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	44d	1	1.33mi

Listing history 20 events

1. 2026-06-21
   days on market $89,000 Active 98 DOM
2. 2026-06-18
   days on market $89,000 Active 96 DOM
3. 2026-06-17
   days on market $89,000 Active 95 DOM
4. 2026-06-16
   days on market $89,000 Active 94 DOM
5. 2026-06-15
   days on market $89,000 Active 93 DOM
6. 2026-06-13
   days on market $89,000 Active 91 DOM
7. 2026-06-12
   days on market $89,000 Active 90 DOM
8. 2026-06-09
   days on market $89,000 Active 87 DOM
9. 2026-06-08
   days on market $89,000 Active 86 DOM
10. 2026-06-08
    days on market $89,000 Active 85 DOM
11. 2026-06-07
    days on market $89,000 Active 84 DOM
12. 2026-06-03
    days on market $89,000 Active 81 DOM
13. 2026-06-02
    days on market $89,000 Active 80 DOM
14. 2026-06-01
    days on market $89,000 Active 79 DOM
15. 2026-05-31
    days on market $89,000 Active 78 DOM
16. 2026-03-14
    listed $89,000 Active 695-char remark

    Show marketing remark (695 chars)

    This 3 bed, 1 bath home sits on two lots totaling 0.49 acre, offering plenty of space inside and out. The living room flows into the dining area and kitchen, creating an easy layout for everyday living. Out back, there’s a separate 1 bed, 1 bath guest house with its own kitchen and living area — great for a rental, guest space, or mother-in-law suite. The property also includes two storage sheds, a patio area, and lots of big shade trees throughout the yard. With some work, this place could really shine. Whether you're looking to fix up your next home or invest in a potential income-producing property, this one has a lot of potential and room to grow. Being Sold AS IS.

17. 2026-03-13
    historical
18. 2025-10-16
    price $95,000
19. 2025-09-16
    listed $110,000 Active
20. 2003-01-31
    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: $3,010 · $251/mo
• Projected year-2 tax: $3,010 · $251/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 5/10 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: $17,496
• − Mortgage interest: −$4,985
• − Property taxes: −$3,010
• − Insurance: −$445
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,589
• Taxable income: $3,667
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $3,886/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

-19.1% since first listed

5 events — show timeline

• 2026-03-14 Listed $89,000 NTREIS
• 2026-03-13 Listing Removed — NTREIS
• 2025-10-16 Price Changed $95,000 NTREIS
• 2025-09-16 Listed $110,000 NTREIS
• 2003-01-31 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,010 · -3.5% YoY. Source: county tax records.