2111 Southside St · Brownwood, TX 76801

$59,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 5 Days on market

Built 1950 10,846 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
• 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

good location 3br, 1.5ba. all electric per seller, roof 3-4 yrs new, 1 car garage, large backyard, fenced, access from alley if needed.

Key facts

• Large interior lot
• Hardwood floors
• 0.25 acre lot

Tags

• LARGE INTERIOR LOT
• HARDWOOD FLOORS
• CONCRETE STORM CELLAR

Property features AI

Finance

• Financial info: Listing accepts Cash and Conventional offers; Treat as clear loan type
• HOA & community: No association

Exterior

• Parking: Covered parking (1 space); Driveway; Attached garage; Garage faces front; 2-car single door garage (1 garage space, approx. 10' x 19')
• Utilities: City water; City sewer; Electricity connected; Individual water meter; Alley access; Located in a municipal utility district
• Home design: Single family residence; One story
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Built in 1950
• Exterior features: Front porch; Storm cellar; Chain link fence; Few trees; Interior lot

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Hardwood; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Eat-in kitchen; Two living areas; One dining area; 8 total rooms
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Cap rate 18.1% 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+, amenities 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.
• Zoned schools: Coggin El (math 45% / reading 34%, grade F, #1,545 of 4,322 statewide, top 38%, 708 students, 79% FRL) — zoned schools average 79% FRL vs 54% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 377 active listings in the ZIP; 4 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 $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.29% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.25%
• DSCR: 2.88
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $167,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Greenway Dr	0.31mi	3/2.0	1,363 (+1%)	2mo	$209,000	$153	82
2302 Berkley St	0.14mi	3/1.0	1,276 (-5%)	1mo	$178,000	$139	80
1801 6th St	0.31mi	3/1.0	1,363 (+1%)	2mo	$143,500	$105	79
2400 Belmeade Ave	0.23mi	3/1.0	1,420 (+5%)	1mo	$149,000	$105	76
1811 4th St	0.26mi	3/1.0	1,460 (+8%)	3mo	$94,900	$65	68
1609 2nd St	0.51mi	3/2.0	1,300 (-4%)	4mo	$220,000	$169	67
2306 Austin Ave	0.49mi	3/2.0	1,260 (-6%)	1mo	$204,000	$162	66
1012 Avenue K	0.46mi	3/2.0	1,442 (+7%)	4mo	$150,000	$104	64
2301 Berkley St	0.13mi	4/2.0 (+1)	1,535 (+14%)	3mo	$222,500	$145	63
1201 8th St	0.74mi	3/2.0	1,372 (+2%)	1mo	$129,850	$95	62
2607 1st St	0.45mi	3/1.0	1,247 (-8%)	3mo	$142,500	$114	60
2711 Elizabeth Dr	0.54mi	3/1.0	1,200 (-11%)	3mo	$149,000	$124	50

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: 39.0%
• Equity multiple: 2.67×
• Total profit: $27,552
• Equity at exit: $8,797

10-year hold

• IRR: 45.5%
• Equity multiple: 5.36×
• Total profit: $71,973
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $582

Break-even live

Break-even rent $617

Max offer price $59,000

Occupancy floor 52%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.71mi
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	43d	1	1.00mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	43d	1	1.00mi
3201 Stephen F Austin Dr Lot 130 Brownwood, TX	3.0	2.0	1120	$1,200	$1.07	43d	1	1.41mi

Listing history 10 events

1. 2026-06-03
   status $59,000 Pending 5 DOM
2. 2026-06-02
   days on market $59,000 Active 5 DOM
3. 2026-06-01
   days on market $59,000 Active 4 DOM
4. 2026-05-31
   days on market $59,000 Active 3 DOM
5. 2026-05-28
   listed $59,000 Active
6. 2013-06-28
   soldstatus 135-char remark

   Show marketing remark (135 chars)

   good location 3br, 1.5ba. all electric per seller, roof 3-4 yrs new, 1 car garage, large backyard, fenced, access from alley if needed.

7. 2013-06-28
   soldstatus

   Show marketing remark (135 chars)

   good location 3br, 1.5ba. all electric per seller, roof 3-4 yrs new, 1 car garage, large backyard, fenced, access from alley if needed.

8. 2013-06-06
   historical 135-char remark

   Show marketing remark (135 chars)

   good location 3br, 1.5ba. all electric per seller, roof 3-4 yrs new, 1 car garage, large backyard, fenced, access from alley if needed.

9. 2013-05-07
   listed $46,900 135-char remark

   Show marketing remark (135 chars)

   good location 3br, 1.5ba. all electric per seller, roof 3-4 yrs new, 1 car garage, large backyard, fenced, access from alley if needed.

10. 1997-04-30
    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: $1,839 · $153/mo
• Projected year-2 tax: $1,839 · $153/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $16,236
• − Mortgage interest: −$3,305
• − Property taxes: −$1,839
• − Insurance: −$295
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$1,716
• Taxable income: $6,483
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,424/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

+25.8% since first listed

6 events — show timeline

• 2026-05-28 Listed $59,000 NTREIS
• 2013-06-28 Sold (Public Records) — Public Records
• 2013-06-28 Sold (MLS) — NTREIS
• 2013-06-06 Listing Removed — NTREIS
• 2013-05-07 Listed $46,900 NTREIS
• 1997-04-30 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,839 · +6.2% YoY. Source: county tax records.