1809 9th St · Brownwood, TX 76801

$119,500

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 162 Days on market

10,367 sqft lot $100/sqft · 12% below area Est $136k · 12% under

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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 +22.4/30.0
• ARV discount +13.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• 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 charming two-bedroom, one-bath home features beautiful original hardwood floors and a spacious backyard perfect for outdoor fun. Located in a peaceful neighborhood, it offers a great retreat from the hustle and bustle. Plus, it comes equipped with solar panels, making it eco-friendly and energy-efficient. You'll enjoy the convenience of being not far from all the amenities that Brownwood has to offer, ensuring you have everything you need within easy reach. This home is a wonderful blend of comfort and practicality.

Key facts

• Spacious backyard
• Solar panels
• Close to amenities

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS BACKYARD
• SOLAR PANELS
• CLOSE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.7% 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: 377 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $826 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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, 27% chance of damaging wind over 30y; major 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 $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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?
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: 1.10% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $136,109
• List price: $119,500
• Delta: -12.20%
• 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
1611 3rd St	0.46mi	2/1.0	1,146 (-4%)	7mo	$139,000	$121	65
2302 Berkley St	0.49mi	3/1.0 (+1)	1,276 (+6%)	1mo	$178,000	$139	61
2204 Berkley St	0.43mi	3/1.0 (+1)	1,128 (-6%)	6mo	$134,900	$120	60
1801 6th St	0.25mi	3/1.0 (+1)	1,363 (+14%)	2mo	$143,500	$105	59
2103 9th St	0.25mi	3/2.0 (+1)	1,062 (-12%)	2mo	$185,000	$174	59
1215 Avenue J	0.64mi	2/1.0	1,160 (-3%)	7mo	$54,999	$47	58
1410 13th St	0.28mi	3/2.0 (+1)	1,349 (+12%)	7mo	$232,500	$172	51
1609 2nd St	0.56mi	3/2.0 (+1)	1,300 (+8%)	4mo	$220,000	$169	48
1201 8th St	0.44mi	3/2.0 (+1)	1,372 (+14%)	1mo	$129,850	$95	46
2206 8th St	0.36mi	3/2.0 (+1)	1,363 (+14%)	8mo	$239,900	$176	45
2503 Belmeade St	0.68mi	3/1.0 (+1)	1,072 (-11%)	3mo	$135,000	$126	43
2501 Greenway Dr	0.59mi	3/2.0 (+1)	1,363 (+14%)	2mo	$209,000	$153	39

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,690
• Equity at exit: $17,818

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $10,577
• Equity at exit: $10,332

Cash invested: $33,460 (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: 377
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $199

Break-even live

Break-even rent $1,066

Max offer price $119,500

Occupancy floor 80%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	43d	1	0.60mi
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	43d	1	0.70mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	43d	1	0.70mi

Listing history 37 events

1. 2026-06-18
   days on market $119,500 Active 162 DOM
2. 2026-06-17
   days on market $119,500 Active 161 DOM
3. 2026-06-16
   days on market $119,500 Active 160 DOM
4. 2026-06-15
   days on market $119,500 Active 159 DOM
5. 2026-06-13
   days on market $119,500 Active 157 DOM
6. 2026-06-12
   days on market $119,500 Active 156 DOM
7. 2026-06-09
   days on market $119,500 Active 153 DOM
8. 2026-06-08
   days on market $119,500 Active 152 DOM
9. 2026-06-08
   days on market $119,500 Active 151 DOM
10. 2026-06-07
    days on market $119,500 Active 150 DOM
11. 2026-06-03
    days on market $119,500 Active 147 DOM
12. 2026-06-02
    days on market $119,500 Active 146 DOM
13. 2026-06-01
    days on market $119,500 Active 145 DOM
14. 2026-05-31
    days on market $119,500 Active 144 DOM
15. 2026-01-07
    listed $119,500 Active 526-char remark

    Show marketing remark (526 chars)

    This charming two-bedroom, one-bath home features beautiful original hardwood floors and a spacious backyard perfect for outdoor fun. Located in a peaceful neighborhood, it offers a great retreat from the hustle and bustle. Plus, it comes equipped with solar panels, making it eco-friendly and energy-efficient. You'll enjoy the convenience of being not far from all the amenities that Brownwood has to offer, ensuring you have everything you need within easy reach. This home is a wonderful blend of comfort and practicality.

16. 2025-12-31
    historical
17. 2025-01-17
    listed $119,500 Active
18. 2024-12-31
    historical
19. 2024-09-04
    status Active
20. 2024-08-26
    historical Active Option Contract
21. 2024-07-16
    listed $135,000 Active
22. 2024-05-09
    price $99,000
23. 2024-05-01
    listed $990,000 Active
24. 2021-07-09
    soldstatus Sold
25. 2021-07-09
    soldstatus
26. 2021-03-09
    historical Active Option Contract
27. 2021-03-05
    listed $70,000 Active
28. 2014-10-07
    historical
29. 2014-05-09
    listed $64,900 Active
30. 2011-11-28
    historical
31. 2011-11-26
    historical
32. 2011-05-25
    listed $59,500
33. 2011-05-25
    listed $59,500
34. 2008-09-19
    soldstatus
35. 2008-09-19
    soldstatus
36. 2008-08-06
    historical
37. 2008-07-16
    listed $48,000

ⓘ 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: $1,984 · $165/mo
• Projected year-2 tax: $2,187 · $182/mo
• Expected delta: +$203/yr (+$17/mo · 10.2%)

ⓘ 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 6/10 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: $15,803
• − Mortgage interest: −$6,694
• − Property taxes: −$1,984
• − Insurance: −$598
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,476
• Taxable income: $522
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,257/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

+149.0% since first listed

23 events — show timeline

• 2026-01-07 Listed $119,500 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-01-17 Listed $119,500 NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-09-04 Relisted — NTREIS
• 2024-08-26 Contingent — NTREIS
• 2024-07-16 Listed $135,000 NTREIS
• 2024-05-09 Price Changed $99,000 NTREIS
• 2024-05-01 Listed $990,000 NTREIS
• 2021-07-09 Sold (Public Records) — Public Records
• 2021-07-09 Sold (MLS) — NTREIS
• 2021-03-09 Contingent — NTREIS
• 2021-03-05 Listed $70,000 NTREIS
• 2014-10-07 Listing Removed — NTREIS
• 2014-05-09 Listed $64,900 NTREIS
• 2011-11-28 Listing Removed — NTREIS
• 2011-11-26 Listing Removed — NTREIS
• 2011-05-25 Listed $59,500 NTREIS
• 2011-05-25 Listed $59,500 NTREIS
• 2008-09-19 Sold (Public Records) — Public Records
• 2008-09-19 Sold (MLS) — NTREIS
• 2008-08-06 Listing Removed — NTREIS
• 2008-07-16 Listed $48,000 NTREIS

Property tax history

+2.9%/yr

Latest (2025): $1,984 · +0.8% YoY. Source: county tax records.