15560 State Highway 31 · Brownsboro, TX 75756

$215,000

3 bd · 1.5 ba · 1,395 sqft · SingleFamily public records · 183 Days on market

Built 1967 1.17 ac lot $154/sqft · 9% below area Est $251k · 14% under

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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).

• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Price Improvement! Country charm. .. this home is priced to sell and ready for your vision. Great condition and offering 3-bedroom and 1.5-bathroom and 2 car garage. Cozy and efficient and close to everything Brownsboro and Chandler have to offer. Sitting on a hill above the highway, so very little road noise! Brick with slab foundation on 1.178 acres with black pipe fence and Crepe Myrtle entry. Metal roof, insulated windows, laminate & tile flooring. 2 car garage with large storage/utility room, 22x20 patio, newer storage building and covered storage area in the back. Septic is only a few years old, new HVAC and gutters installed in the last few years. All fenced with pretty trees including 2 Pecan trees. Two entries with deeded access through back road and gate to back yard. Plenty of room to have chickens, goats or small livestock. Make your dreams of owning a small slice of Texas heaven a reality! Call today to schedule your showing. Shallow well not currently in use.

Key facts

• Laminate flooring
• Metal roof
• Insulated windows

Tags

• BRICK WITH SLAB FOUNDATION
• BLACK PIPE FENCE
• CREPE MYRTLE ENTRY
• METAL ROOF
• INSULATED WINDOWS
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (34.4% below list).
• Recommended offer: $141k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 1.3% in Brownsboro — 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 59/100 on livability (#1,155 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brownsboro El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 429 students, 66% FRL); Brownsboro J H (math 48% / reading 49%, grade C-, #392 of 1,662 statewide, top 24%, 405 students, 60% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 56 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,957 (34.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.66% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 12.7

CMA / ARV

• ARV (median comp): $251,037
• List price: $215,000
• Delta: -14.36%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12073 County Road 3300	0.67mi	2/2.0 (-1)	1,447 (+4%)	16mo	$195,000	$135	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $99,179
• Equity at exit: $193,689

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $306,057
• Equity at exit: $417,698

Cash invested: $60,200 (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 75756

• Home prices YoY: 12.4%
• Active inventory: 56
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-281

Break-even live

Break-even rent $1,765

Max offer price $165,404

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-220	+0% $-281	+5% $-342	+10% $-402
Rent	-10% $-392	-5% $-336	+0% $-281	+5% $-225	+10% $-169
Rate	-1.0pp $-172	-0.5pp $-226	base $-281	+0.5pp $-336	+1.0pp $-393

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-13
   statusdays on market $215,000 Pending 183 DOM
2. 2026-06-10
   days on market $215,000 Active 182 DOM
3. 2026-06-09
   days on market $215,000 Active 181 DOM
4. 2026-06-08
   days on market $215,000 Active 180 DOM
5. 2026-06-07
   days on market $215,000 Active 179 DOM
6. 2026-06-02
   days on market $215,000 Active 174 DOM
7. 2026-06-01
   days on market $215,000 Active 173 DOM
8. 2026-05-31
   days on market $215,000 Active 172 DOM
9. 2026-05-30
   days on market $215,000 Active 171 DOM
10. 2026-05-18
    status Active 993-char remark

    Show marketing remark (993 chars)

    Price Improvement! Country charm. .. this home is priced to sell and ready for your vision. Great condition and offering 3-bedroom and 1.5-bathroom and 2 car garage. Cozy and efficient and close to everything Brownsboro and Chandler have to offer. Sitting on a hill above the highway, so very little road noise! Brick with slab foundation on 1.178 acres with black pipe fence and Crepe Myrtle entry. Metal roof, insulated windows, laminate & tile flooring. 2 car garage with large storage/utility room, 22x20 patio, newer storage building and covered storage area in the back. Septic is only a few years old, new HVAC and gutters installed in the last few years. All fenced with pretty trees including 2 Pecan trees. Two entries with deeded access through back road and gate to back yard. Plenty of room to have chickens, goats or small livestock. Make your dreams of owning a small slice of Texas heaven a reality! Call today to schedule your showing. Shallow well not currently in use.

11. 2026-05-18
    price $215,000 993-char remark

    Show marketing remark (993 chars)

    Price Improvement! Country charm. .. this home is priced to sell and ready for your vision. Great condition and offering 3-bedroom and 1.5-bathroom and 2 car garage. Cozy and efficient and close to everything Brownsboro and Chandler have to offer. Sitting on a hill above the highway, so very little road noise! Brick with slab foundation on 1.178 acres with black pipe fence and Crepe Myrtle entry. Metal roof, insulated windows, laminate & tile flooring. 2 car garage with large storage/utility room, 22x20 patio, newer storage building and covered storage area in the back. Septic is only a few years old, new HVAC and gutters installed in the last few years. All fenced with pretty trees including 2 Pecan trees. Two entries with deeded access through back road and gate to back yard. Plenty of room to have chickens, goats or small livestock. Make your dreams of owning a small slice of Texas heaven a reality! Call today to schedule your showing. Shallow well not currently in use.

12. 2026-05-15
    status Pending 993-char remark

    Show marketing remark (993 chars)

    Price Improvement! Country charm. .. this home is priced to sell and ready for your vision. Great condition and offering 3-bedroom and 1.5-bathroom and 2 car garage. Cozy and efficient and close to everything Brownsboro and Chandler have to offer. Sitting on a hill above the highway, so very little road noise! Brick with slab foundation on 1.178 acres with black pipe fence and Crepe Myrtle entry. Metal roof, insulated windows, laminate & tile flooring. 2 car garage with large storage/utility room, 22x20 patio, newer storage building and covered storage area in the back. Septic is only a few years old, new HVAC and gutters installed in the last few years. All fenced with pretty trees including 2 Pecan trees. Two entries with deeded access through back road and gate to back yard. Plenty of room to have chickens, goats or small livestock. Make your dreams of owning a small slice of Texas heaven a reality! Call today to schedule your showing. Shallow well not currently in use.

13. 2026-04-14
    price $219,000 993-char remark

    Show marketing remark (993 chars)

    Price Improvement! Country charm. .. this home is priced to sell and ready for your vision. Great condition and offering 3-bedroom and 1.5-bathroom and 2 car garage. Cozy and efficient and close to everything Brownsboro and Chandler have to offer. Sitting on a hill above the highway, so very little road noise! Brick with slab foundation on 1.178 acres with black pipe fence and Crepe Myrtle entry. Metal roof, insulated windows, laminate & tile flooring. 2 car garage with large storage/utility room, 22x20 patio, newer storage building and covered storage area in the back. Septic is only a few years old, new HVAC and gutters installed in the last few years. All fenced with pretty trees including 2 Pecan trees. Two entries with deeded access through back road and gate to back yard. Plenty of room to have chickens, goats or small livestock. Make your dreams of owning a small slice of Texas heaven a reality! Call today to schedule your showing. Shallow well not currently in use.

14. 2026-03-03
    price $223,000 993-char remark

    Show marketing remark (993 chars)

    Price Improvement! Country charm. .. this home is priced to sell and ready for your vision. Great condition and offering 3-bedroom and 1.5-bathroom and 2 car garage. Cozy and efficient and close to everything Brownsboro and Chandler have to offer. Sitting on a hill above the highway, so very little road noise! Brick with slab foundation on 1.178 acres with black pipe fence and Crepe Myrtle entry. Metal roof, insulated windows, laminate & tile flooring. 2 car garage with large storage/utility room, 22x20 patio, newer storage building and covered storage area in the back. Septic is only a few years old, new HVAC and gutters installed in the last few years. All fenced with pretty trees including 2 Pecan trees. Two entries with deeded access through back road and gate to back yard. Plenty of room to have chickens, goats or small livestock. Make your dreams of owning a small slice of Texas heaven a reality! Call today to schedule your showing. Shallow well not currently in use.

15. 2025-12-06
    listed $225,000 Active 993-char remark

    Show marketing remark (993 chars)

    Price Improvement! Country charm. .. this home is priced to sell and ready for your vision. Great condition and offering 3-bedroom and 1.5-bathroom and 2 car garage. Cozy and efficient and close to everything Brownsboro and Chandler have to offer. Sitting on a hill above the highway, so very little road noise! Brick with slab foundation on 1.178 acres with black pipe fence and Crepe Myrtle entry. Metal roof, insulated windows, laminate & tile flooring. 2 car garage with large storage/utility room, 22x20 patio, newer storage building and covered storage area in the back. Septic is only a few years old, new HVAC and gutters installed in the last few years. All fenced with pretty trees including 2 Pecan trees. Two entries with deeded access through back road and gate to back yard. Plenty of room to have chickens, goats or small livestock. Make your dreams of owning a small slice of Texas heaven a reality! Call today to schedule your showing. Shallow well not currently in use.

16. 2016-04-12
    soldstatus
17. 2016-04-08
    soldstatus 594-char remark

    Show marketing remark (594 chars)

    Great Condition! Priced To Sell! . .. .. 3 bedroom Brick home close in to Brownsboro, sitting on 1+ acres with black pipe fence and Crepe Myrtle entry. Metal roof, Insulated windows only 2 years old, security system, Laminate & tile flooring. 2 car garage with large storage room, 22x20 covered patio, Small workshop with covered storage area. All fenced, Pretty trees including 2 Pecan. Deeded access thru to back road. Seller in process of having kitchen & cabinets painted or will give allowance. Shallow well not currently in use. EXCLUDED-Flag Pole, Iron Wash Pot, Wishing Well

18. 2016-04-08
    soldstatus

    Show marketing remark (594 chars)

    Great Condition! Priced To Sell! . .. .. 3 bedroom Brick home close in to Brownsboro, sitting on 1+ acres with black pipe fence and Crepe Myrtle entry. Metal roof, Insulated windows only 2 years old, security system, Laminate & tile flooring. 2 car garage with large storage room, 22x20 covered patio, Small workshop with covered storage area. All fenced, Pretty trees including 2 Pecan. Deeded access thru to back road. Seller in process of having kitchen & cabinets painted or will give allowance. Shallow well not currently in use. EXCLUDED-Flag Pole, Iron Wash Pot, Wishing Well

19. 2016-02-17
    listed $105,000 594-char remark

    Show marketing remark (594 chars)

    Great Condition! Priced To Sell! . .. .. 3 bedroom Brick home close in to Brownsboro, sitting on 1+ acres with black pipe fence and Crepe Myrtle entry. Metal roof, Insulated windows only 2 years old, security system, Laminate & tile flooring. 2 car garage with large storage room, 22x20 covered patio, Small workshop with covered storage area. All fenced, Pretty trees including 2 Pecan. Deeded access thru to back road. Seller in process of having kitchen & cabinets painted or will give allowance. Shallow well not currently in use. EXCLUDED-Flag Pole, Iron Wash Pot, Wishing Well

20. 2016-02-11
    listed $105,000
21. 1985-10-08
    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: $2,127 · $177/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$1,808/yr (+$151/mo · 85.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,915
• − Mortgage interest: −$12,043
• − Property taxes: −$2,127
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$6,255
• Taxable loss: −$7,291
• Est. tax savings @ 24.0%: +$1,750
• After-tax cash flow: $-1,619/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Brownsboro

• Score: 59/100
• State rank: #1155
• US rank: #20256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsboro, TX
• Population (ZIP): 4,569

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.85%
• Current HPI: 215.6323
• 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

+104.8% since first listed

12 events — show timeline

• 2026-05-18 Relisted — GTAR
• 2026-05-18 Price Changed $215,000 GTAR
• 2026-05-15 Pending — GTAR
• 2026-04-14 Price Changed $219,000 GTAR
• 2026-03-03 Price Changed $223,000 GTAR
• 2025-12-06 Listed $225,000 GTAR
• 2016-04-12 Sold (Public Records) — Public Records
• 2016-04-08 Sold (MLS) — HCBOR
• 2016-04-08 Sold (MLS) — GTAR
• 2016-02-17 Listed $105,000 GTAR
• 2016-02-11 Listed $105,000 HCBOR
• 1985-10-08 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $2,127 · -2.0% YoY. Source: county tax records.