124 Lohn St · Brady, TX 76825

$130,000

2 bd · 1.0 ba · 1,120 sqft · Manufactured public records · 61 Days on market

Built 2012 0.79 ac lot

---

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 +15.4/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable Country Living with a Lake View and Move In Ready! Looking for a fun slice of country life without breaking the bank? This cozy mobile home on a small piece of land offers easy, affordable living with the right amount of space to spread out and enjoy the outdoors. With eyes on Brady Lake, and decks on the front and the back of the house, this one is sure to please. Step inside to find a fresh interior paired with beautiful wood look vinyl flooring that gives the home a clean, modern vibe. With 3 bedrooms and 2 bathrooms, there’s room for family, guests, or even a home office setup. Plus, the roof is only one year old, giving you added confidence and value. Outside, you’ll find two handy outbuildings, a small shop with AC perfect for hobbies or projects, and an additional storage shed to for storage. The front area offers plenty of space for animals, kids to play, or simply enjoying wide open country living. Priced aggressively at $130,000, this property is a fantastic opportunity for first-time buyers, investors, or anyone dreaming of simple country living with a view.

Key facts

• Fresh interior
• Lake view
• Small shop with ac

Tags

• LAKE VIEW
• FRESH INTERIOR
• WOOD LOOK VINYL FLOORING
• TWO HANDY OUTBUILDINGS
• SMALL SHOP WITH AC
• ADDITIONAL STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $51 ($607/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 $113k (13.5% below list).
• Recommended offer: $113k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Brady — 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 72/100 on livability (#270 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Brady ISD (rural): math 50% / reading 46% proficiency, ranked #238 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 2 units permitted in McCulloch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($899 loan paydown + $8k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $112,502 (13.5% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 13% 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 D-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: 0.87% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.23×
• Total profit: $44,846
• Equity at exit: $86,098

10-year hold

• IRR: 17.4%
• Equity multiple: 4.53×
• Total profit: $128,397
• Equity at exit: $160,057

Cash invested: $36,400 (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 76825

• Home prices YoY: 4.2%
• Active inventory: 105
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $51

Break-even live

Break-even rent $1,061

Max offer price $130,000

Occupancy floor 91%

Sensitivity live

Price	-10% $124	-5% $87	+0% $51	+5% $14	+10% $-23
Rent	-10% $-38	-5% $6	+0% $51	+5% $95	+10% $139
Rate	-1.0pp $116	-0.5pp $84	base $51	+0.5pp $17	+1.0pp $-17

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $130,000 Pending 61 DOM
2. 2026-06-16
   days on market $130,000 Active Contingent 61 DOM
3. 2026-06-15
   days on market $130,000 Active Contingent 60 DOM
4. 2026-06-13
   days on market $130,000 Active Contingent 58 DOM
5. 2026-06-12
   days on market $130,000 Active Contingent 57 DOM
6. 2026-06-09
   days on market $130,000 Active Contingent 54 DOM
7. 2026-06-08
   days on market $130,000 Active Contingent 53 DOM
8. 2026-06-08
   statusdays on market $130,000 Active Contingent 52 DOM
9. 2026-06-05
   days on market $130,000 Active 50 DOM
10. 2026-06-03
    days on market $130,000 Active 48 DOM
11. 2026-06-02
    days on market $130,000 Active 47 DOM
12. 2026-06-01
    days on market $130,000 Active 46 DOM
13. 2026-05-31
    days on market $130,000 Active 45 DOM
14. 2026-04-07
    listed $130,000 Active 1118-char remark

    Show marketing remark (1118 chars)

    Affordable Country Living with a Lake View and Move In Ready! Looking for a fun slice of country life without breaking the bank? This cozy mobile home on a small piece of land offers easy, affordable living with the right amount of space to spread out and enjoy the outdoors. With eyes on Brady Lake, and decks on the front and the back of the house, this one is sure to please. Step inside to find a fresh interior paired with beautiful wood look vinyl flooring that gives the home a clean, modern vibe. With 3 bedrooms and 2 bathrooms, there’s room for family, guests, or even a home office setup. Plus, the roof is only one year old, giving you added confidence and value. Outside, you’ll find two handy outbuildings, a small shop with AC perfect for hobbies or projects, and an additional storage shed to for storage. The front area offers plenty of space for animals, kids to play, or simply enjoying wide open country living. Priced aggressively at $130,000, this property is a fantastic opportunity for first-time buyers, investors, or anyone dreaming of simple country living with a view.

15. 1988-08-04
    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: $1,228 · $102/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,151/yr (+$96/mo · 93.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $13,500
• − Mortgage interest: −$7,282
• − Property taxes: −$1,228
• − Insurance: −$650
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,782
• Taxable loss: −$1,601
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $991/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: Brady ISD
• NCES district ID: 4811110
• Math proficiency: 50% ▼ -2.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $38,179
• Composite: 40.02/100
• National rank: #3826
• State rank: #238 of 826 in TX

Livability — Brady

• Score: 72/100
• State rank: #270
• US rank: #6336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brady, TX
• Population (ZIP): 6,595

Population outlook (McCulloch County) Hauer SSP2

• Today (2025): 8,509 people
• By 2030: 8,544 · +0.4%
• By 2040: 8,555 · +0.5%
• By 2050: 8,486 · -0.3%
• By 2075: 8,089 · -4.9%
• By 2100: 6,599 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 33% Two or more races 21%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Italian 8% Lithuanian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · McCulloch

• 2024 margin: Solid R (+73.4) · D 12.9% · R 86.3%
• 2008→2024 swing: -22.4pp toward R · 2008: -51.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.3 2016: R+67.0 2012: R+62.9 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.53%
• Current HPI: 161.5061
• 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

2 events — show timeline

• 2026-04-07 Listed $130,000 NTREIS
• 1988-08-04 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,228 · -15.0% YoY. Source: county tax records.