908 Brookside St · Sweetwater, TX 79556

$94,000

3 bd · 1.0 ba · 1,207 sqft · SingleFamily public records · 64 Days on market

Built 1978 7,275 sqft lot

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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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute, move-in ready, 3 bedroom 2 bath brick home with an extra lot! It includes a stainless steel refrigerator, stove with a vent hood, a dishwasher and a microwave. The flooring in the kitchen, living room, and hall are vinyl wood, the bedrooms have neutral carpet, and the bathrooms have been updated with tile. This home features a great covered patio ready for entertainment with a TV and lighting. The back yard has a privacy fence and includes a 16' x 10' wired storage building with a window unit. There is a one car garage with extra storage space at the back and it includes the washer/dryer connections. The extra lot on the corner gives this property even more potential for improvements. Located in a flood zone. Call today to schedule your showing!

Key facts

• Alley access
• Large shed
• Fenced backyard

Tags

• FENCED BACKYARD
• LARGE SHED
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 6.1% in Sweetwater — 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 66/100 on livability (#640 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Sweetwater ISD (town): math 27% / reading 29% proficiency, ranked #681 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Ridge El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 238 students, 77% FRL) — zoned schools average 77% FRL vs 55% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Nolan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nolan County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $39k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe 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 $88,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.70% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-9,143
• Equity at exit: $14,016

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $834
• Equity at exit: $8,127

Cash invested: $26,320 (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 79556

• Active inventory: 108
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$39
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $90

Break-even live

Break-even rent $1,481

Max offer price $94,000

Occupancy floor 89%

Sensitivity live

Price	-10% $143	-5% $117	+0% $90	+5% $64	+10% $37
Rent	-10% $-36	-5% $27	+0% $90	+5% $153	+10% $216
Rate	-1.0pp $138	-0.5pp $114	base $90	+0.5pp $66	+1.0pp $41

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Bell St Sweetwater, TX	3.0	2.0	1305	$1,595	$1.22	44d	1	0.92mi

Listing history 14 events

1. 2026-04-01
   status Pending
2. 2026-03-16
   price $94,000
3. 2026-02-27
   price $106,400
4. 2026-01-26
   listed $133,000 Active
5. 2022-04-26
   soldstatus 776-char remark

   Show marketing remark (776 chars)

   Check out this cute, move-in ready, 3 bedroom 2 bath brick home with an extra lot! It includes a stainless steel refrigerator, stove with a vent hood, a dishwasher and a microwave. The flooring in the kitchen, living room, and hall are vinyl wood, the bedrooms have neutral carpet, and the bathrooms have been updated with tile. This home features a great covered patio ready for entertainment with a TV and lighting. The back yard has a privacy fence and includes a 16' x 10' wired storage building with a window unit. There is a one car garage with extra storage space at the back and it includes the washer/dryer connections. The extra lot on the corner gives this property even more potential for improvements. Located in a flood zone. Call today to schedule your showing!

6. 2022-02-08
   listed $149,900 776-char remark

   Show marketing remark (776 chars)

   Check out this cute, move-in ready, 3 bedroom 2 bath brick home with an extra lot! It includes a stainless steel refrigerator, stove with a vent hood, a dishwasher and a microwave. The flooring in the kitchen, living room, and hall are vinyl wood, the bedrooms have neutral carpet, and the bathrooms have been updated with tile. This home features a great covered patio ready for entertainment with a TV and lighting. The back yard has a privacy fence and includes a 16' x 10' wired storage building with a window unit. There is a one car garage with extra storage space at the back and it includes the washer/dryer connections. The extra lot on the corner gives this property even more potential for improvements. Located in a flood zone. Call today to schedule your showing!

7. 2021-07-26
   soldstatus
8. 2017-12-14
   soldstatus
9. 2015-09-03
   soldstatus
10. 2015-09-01
    soldstatus 359-char remark

    Show marketing remark (359 chars)

    Very nice 3 bedroom 1 3/4 bath brick home in a great neighborhood. Interior has been recently painted with textured walls and ceilings. New carpet in bedrooms and laminate wood floors throughout. Master bedroom has a 1 3/4 bath with shower. A new wood fence has been installed for privacy while you enjoy your time outdoors. Please call Karalee @325-207-4213.

11. 2015-06-02
    listed $69,900 359-char remark

    Show marketing remark (359 chars)

    Very nice 3 bedroom 1 3/4 bath brick home in a great neighborhood. Interior has been recently painted with textured walls and ceilings. New carpet in bedrooms and laminate wood floors throughout. Master bedroom has a 1 3/4 bath with shower. A new wood fence has been installed for privacy while you enjoy your time outdoors. Please call Karalee @325-207-4213.

12. 1986-11-05
    soldstatus
13. 1985-09-04
    soldstatus
14. 1981-04-01
    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: $2,534 · $211/mo
• Projected year-2 tax: $2,534 · $211/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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $19,140
• − Mortgage interest: −$5,265
• − Property taxes: −$2,534
• − Insurance: −$5,588
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$2,735
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,093/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: Sweetwater ISD
• NCES district ID: 4842030
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $37,599
• Composite: 23.36/100
• National rank: #7912
• State rank: #681 of 826 in TX

Livability — Sweetwater

• Score: 66/100
• State rank: #640
• US rank: #12189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TX
• City population: 12,593
• Population (ZIP): 12,593

Population outlook (Nolan County) Hauer SSP2

• Today (2025): 15,048 people
• By 2030: 15,043 · +-0.0%
• By 2040: 15,235 · +1.2%
• By 2050: 15,603 · +3.7%
• By 2075: 16,528 · +9.8%
• By 2100: 16,427 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Hispanic / Latino 38% Two or more races 19% Black 4%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Nolan

• 2024 margin: Solid R (+59.2) · D 19.9% · R 79.2%
• 2008→2024 swing: -20.4pp toward R · 2008: -38.8pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+55.4 2016: R+53.2 2012: R+45.1 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.76%
• Current HPI: 123.8718
• 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

+34.5% since first listed

14 events — show timeline

• 2026-04-01 Pending — NTREIS
• 2026-03-16 Price Changed $94,000 NTREIS
• 2026-02-27 Price Changed $106,400 NTREIS
• 2026-01-26 Listed $133,000 NTREIS
• 2022-04-26 Sold (MLS) — NCBOR
• 2022-02-08 Listed $149,900 NCBOR
• 2021-07-26 Sold (Public Records) — Public Records
• 2017-12-14 Sold (Public Records) — Public Records
• 2015-09-03 Sold (Public Records) — Public Records
• 2015-09-01 Sold (MLS) — NCBOR
• 2015-06-02 Listed $69,900 NCBOR
• 1986-11-05 Sold (Public Records) — Public Records
• 1985-09-04 Sold (Public Records) — Public Records
• 1981-04-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,534 · -15.0% YoY. Source: county tax records.