1002 W Brown St · Alpine, TX 79830

$199,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 262 Days on market

Built 2018 Fair condition 6,969 sqft lot $187/sqft · 23% above area Est $162k · 23% over ↓ 19% since listing

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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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet street, this charming 3-bedroom, 2-bathroom home offers an ideal opportunity for both first-time buyers and savvy investors. Featuring inviting curb appeal and generous living spaces, it's move-in ready for a new homeowner. OR, an investor can take advantage of a unique opportunity to acquire this property along with the next-door house and the four adjacent lots—making this a rare and versatile offering.

Key facts

• 6,969 sq ft lot
• Built 2018
• Listed 262 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $181k (8.9% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#73 in TX, #2,631 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F, employment F.
• Alpine ISD (town): math 43% / reading 53% proficiency, ranked #235 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Brewster County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Brewster County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.91% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $162,278
• List price: $199,000
• Delta: 22.63%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-24,210
• Equity at exit: $29,672

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-10,776
• Equity at exit: $17,206

Cash invested: $55,720 (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 79830

• Home prices YoY: -32.6%
• Active inventory: 167
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $126

Break-even live

Break-even rent $1,654

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 S 11th St Alpine, TX	2.0	1.0	754	$1,800	$2.39	14d	1	0.49mi
2400 U.S. 90 Unit 10 Alpine, TX	3.0	2.0	1216	$1,100	$0.90	14d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $199,000 Active 262 DOM
2. 2026-06-17
   days on market $199,000 Active 261 DOM
3. 2026-06-16
   days on market $199,000 Active 260 DOM
4. 2026-06-15
   days on market $199,000 Active 259 DOM
5. 2026-06-14
   days on market $199,000 Active 257 DOM
6. 2026-06-13
   days on market $199,000 Active 256 DOM
7. 2026-06-10
   days on market $199,000 Active 254 DOM
8. 2026-06-09
   days on market $199,000 Active 253 DOM
9. 2026-06-08
   days on market $199,000 Active 252 DOM
10. 2026-06-07
    days on market $199,000 Active 251 DOM
11. 2026-06-03
    days on market $199,000 Active 247 DOM
12. 2026-06-02
    days on market $199,000 Active 246 DOM
13. 2026-06-01
    days on market $199,000 Active 245 DOM
14. 2026-05-31
    days on market $199,000 Active 244 DOM
15. 2026-05-31
    days on market $199,000 Active 243 DOM
16. 2026-04-14
    price $199,000 437-char remark

    Show marketing remark (437 chars)

    Tucked away on a quiet street, this charming 3-bedroom, 2-bathroom home offers an ideal opportunity for both first-time buyers and savvy investors. Featuring inviting curb appeal and generous living spaces, it's move-in ready for a new homeowner. OR, an investor can take advantage of a unique opportunity to acquire this property along with the next-door house and the four adjacent lots—making this a rare and versatile offering.

17. 2026-01-22
    price $215,000 437-char remark

    Show marketing remark (437 chars)

    Tucked away on a quiet street, this charming 3-bedroom, 2-bathroom home offers an ideal opportunity for both first-time buyers and savvy investors. Featuring inviting curb appeal and generous living spaces, it's move-in ready for a new homeowner. OR, an investor can take advantage of a unique opportunity to acquire this property along with the next-door house and the four adjacent lots—making this a rare and versatile offering.

18. 2025-09-29
    listed $244,500 Active 437-char remark

    Show marketing remark (437 chars)

    Tucked away on a quiet street, this charming 3-bedroom, 2-bathroom home offers an ideal opportunity for both first-time buyers and savvy investors. Featuring inviting curb appeal and generous living spaces, it's move-in ready for a new homeowner. OR, an investor can take advantage of a unique opportunity to acquire this property along with the next-door house and the four adjacent lots—making this a rare and versatile offering.

ⓘ 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: $2,160 · $180/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,482/yr (+$123/mo · 68.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,766
• − Mortgage interest: −$11,147
• − Property taxes: −$2,160
• − Insurance: −$995
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$5,789
• Taxable loss: −$1,808
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,951/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 · 3 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bathroom home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include exterior siding, flooring, interior walls, and kitchen and bathroom updates.

Repairs flagged

• Major Exterior siding — Significant weathering and discoloration.
• Major Flooring — Worn appearance and potential need for replacement.
• Major Interior walls/paint — Chipped paint and potential need for repainting.
• Major Bathroom fixtures — Aged appearance and potential need for replacement.
• Major Kitchen cabinets — Dated appearance and potential need for replacement.
• Major HVAC/mechanicals — No visible systems, but may require inspection for functionality and efficiency.

Value-add opportunities

• Both Painting interior walls and repainting exterior siding — Enhances curb appeal and interior aesthetics.
• Both Replacing worn flooring and kitchen cabinets — Improves functionality and aesthetics, attracting more buyers.
• Both Upgrading bathroom fixtures and appliances — Enhances functionality and aesthetics, attracting more buyers.
• Both Upgrading HVAC system — Improves comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant weathering and discoloration.	Major	$15,000–50,000
Flooring · Worn appearance and potential need for replacement.	Major	$15,000–50,000
Interior walls/paint · Chipped paint and potential need for repainting.	Major	$15,000–50,000
Bathroom fixtures · Aged appearance and potential need for replacement.	Major	$15,000–50,000
Kitchen cabinets · Dated appearance and potential need for replacement.	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, but may require inspection for functionality and efficiency.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting interior walls and repainting exterior siding — Enhances curb appeal and interior aesthetics. ↑
• Both Replacing worn flooring and kitchen cabinets — Improves functionality and aesthetics, attracting more buyers. ↑
• Both Upgrading bathroom fixtures and appliances — Enhances functionality and aesthetics, attracting more buyers. ↑
• Both Upgrading HVAC system — Improves comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ 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: Alpine ISD
• NCES district ID: 4807950
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $39,184
• Composite: 40.06/100
• National rank: #3814
• State rank: #235 of 826 in TX

Livability — Alpine

• Score: 78/100
• State rank: #73
• US rank: #2631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alpine, TX
• County: Brewster County · 7,853 people
• City population: 7,853
• Metro: nan
• Population (ZIP): 7,853
• Household income: $66,546
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 229.0

Population outlook (Brewster County) Hauer SSP2

• Today (2025): 8,850 people
• By 2030: 8,577 · -3.1%
• By 2040: 7,903 · -10.7%
• By 2050: 7,338 · -17.1%
• By 2075: 5,950 · -32.8%
• By 2100: 4,678 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 46% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Serbian 5% Slovak 3% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 69% English-only · Spanish 29% Tagalog/Filipino 1%

Political lean MEDSL · Brewster

• 2024 margin: R (+12.6) · D 43.0% · R 55.6% · Other 1.4%
• 2008→2024 swing: -15.5pp toward R · 2008: 3.0pp · 2024: -12.6pp
• All cycles: 2024: R+12.6 2020: R+4.2 2016: R+4.8 2012: R+5.4 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.21%
• Current HPI: 178.4899
• Rent YoY: —
• Metro: nan
• 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

-18.6% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $199,000 ODMLS
• 2026-01-22 Price Changed $215,000 ODMLS
• 2025-09-29 Listed $244,500 ODMLS

Property tax history

-9.8%/yr

Latest (2025): $2,160 · -9.8% YoY. Source: county tax records.