1003 Avenue I · Brownwood, TX 76801

$84,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 179 Days on market

Built 1960 3,615 sqft lot $103/sqft · 8% above area Est $79k · 8% over

---

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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +3.9/15.0
• 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

This house has rented for $1000 per Month for the last 3 years since the remodel. Its a great home for your small family or a fantastic rental. Nicely updated 2 bedroom, 1 bath home in an improving area. Updated colors, flooring, new gas water heater, new kitchen and bathroom countertops in granite and marble. This home has a nice sized master bedroom with double closets and an updated bathroom and utility room. There is a small chain linked fence in the backyard and nice shade trees.

Key facts

• New gas water heater
• Double closets
• Shade trees

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW GAS WATER HEATER
• DOUBLE CLOSETS
• CHAIN LINKED FENCE
• SHADE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 1 comparable units currently listed for rent nearby; 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.29% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (median comp): $78,563
• List price: $84,900
• Delta: 8.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Avenue J	0.37mi	2/1.0	804 (-2%)	6mo	$39,000	$49	74
1700 4th St	0.39mi	2/1.0	877 (+6%)	6mo	$115,000	$131	66
1806 1st St	0.19mi	2/1.0	936 (+14%)	10mo	$75,000	$80	60
1810 9th St	0.75mi	2/1.0	857 (+4%)	2mo	$69,000	$81	57
2205 Vine St	0.49mi	2/2.0	858 (+4%)	16mo	$134,900	$157	53
1617 2nd St	0.24mi	3/1.0 (+1)	902 (+9%)	23mo	$114,700	$127	49
708 Avenue D	0.41mi	1/1.0 (-1)	768 (-7%)	24mo	$70,000	$91	45
2505 Vine St	0.72mi	2/1.0	792 (-4%)	20mo	$110,000	$139	43
1809 Avenue C	0.69mi	2/1.0	911 (+10%)	12mo	$109,900	$121	40
2305 Southside Dr	0.72mi	2/1.0	902 (+9%)	20mo	$60,000	$67	34

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $5,425
• Equity at exit: $12,659

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $29,431
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $301

Break-even live

Break-even rent $714

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	43d	1	0.94mi

Listing history 14 events

1. 2026-06-02
   status $84,900 Pending 179 DOM
2. 2026-06-01
   days on market $84,900 Active Option Contract 179 DOM
3. 2026-05-31
   days on market $84,900 Active Option Contract 178 DOM
4. 2026-05-20
   historical Active Option Contract 494-char remark

   Show marketing remark (494 chars)

   This house has rented for $1000 per Month for the last 3 years since the remodel. Its a great home for your small family or a fantastic rental. Nicely updated 2 bedroom, 1 bath home in an improving area. Updated colors, flooring, new gas water heater, new kitchen and bathroom countertops in granite and marble. This home has a nice sized master bedroom with double closets and an updated bathroom and utility room. There is a small chain linked fence in the backyard and nice shade trees.

5. 2026-05-07
   price $84,900 494-char remark

   Show marketing remark (494 chars)

   This house has rented for $1000 per Month for the last 3 years since the remodel. Its a great home for your small family or a fantastic rental. Nicely updated 2 bedroom, 1 bath home in an improving area. Updated colors, flooring, new gas water heater, new kitchen and bathroom countertops in granite and marble. This home has a nice sized master bedroom with double closets and an updated bathroom and utility room. There is a small chain linked fence in the backyard and nice shade trees.

6. 2026-04-27
   price $89,900 494-char remark

   Show marketing remark (494 chars)

   This house has rented for $1000 per Month for the last 3 years since the remodel. Its a great home for your small family or a fantastic rental. Nicely updated 2 bedroom, 1 bath home in an improving area. Updated colors, flooring, new gas water heater, new kitchen and bathroom countertops in granite and marble. This home has a nice sized master bedroom with double closets and an updated bathroom and utility room. There is a small chain linked fence in the backyard and nice shade trees.

7. 2026-03-17
   price $93,900 494-char remark

   Show marketing remark (494 chars)

   This house has rented for $1000 per Month for the last 3 years since the remodel. Its a great home for your small family or a fantastic rental. Nicely updated 2 bedroom, 1 bath home in an improving area. Updated colors, flooring, new gas water heater, new kitchen and bathroom countertops in granite and marble. This home has a nice sized master bedroom with double closets and an updated bathroom and utility room. There is a small chain linked fence in the backyard and nice shade trees.

8. 2026-02-03
   price $98,900 494-char remark

   Show marketing remark (494 chars)

   This house has rented for $1000 per Month for the last 3 years since the remodel. Its a great home for your small family or a fantastic rental. Nicely updated 2 bedroom, 1 bath home in an improving area. Updated colors, flooring, new gas water heater, new kitchen and bathroom countertops in granite and marble. This home has a nice sized master bedroom with double closets and an updated bathroom and utility room. There is a small chain linked fence in the backyard and nice shade trees.

9. 2025-12-04
   listed $99,500 Active 494-char remark

   Show marketing remark (494 chars)

   This house has rented for $1000 per Month for the last 3 years since the remodel. Its a great home for your small family or a fantastic rental. Nicely updated 2 bedroom, 1 bath home in an improving area. Updated colors, flooring, new gas water heater, new kitchen and bathroom countertops in granite and marble. This home has a nice sized master bedroom with double closets and an updated bathroom and utility room. There is a small chain linked fence in the backyard and nice shade trees.

10. 2020-08-31
    soldstatus
11. 2009-12-23
    soldstatus 109-char remark

    Show marketing remark (109 chars)

    This is a small investment property with tenants. Great for young married, single person, or college student.

12. 2009-12-01
    historical 109-char remark

    Show marketing remark (109 chars)

    This is a small investment property with tenants. Great for young married, single person, or college student.

13. 2009-11-30
    listed $20,000 109-char remark

    Show marketing remark (109 chars)

    This is a small investment property with tenants. Great for young married, single person, or college student.

14. 1999-07-26
    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: $1,000 · $83/mo
• Projected year-2 tax: $1,554 · $129/mo
• Expected delta: +$554/yr (+$46/mo · 55.4%)

ⓘ 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: $13,140
• − Mortgage interest: −$4,756
• − Property taxes: −$1,000
• − Insurance: −$424
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,470
• Taxable income: $2,388
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $3,041/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

+324.5% since first listed

11 events — show timeline

• 2026-05-20 Contingent — NTREIS
• 2026-05-07 Price Changed $84,900 NTREIS
• 2026-04-27 Price Changed $89,900 NTREIS
• 2026-03-17 Price Changed $93,900 NTREIS
• 2026-02-03 Price Changed $98,900 NTREIS
• 2025-12-04 Listed $99,500 NTREIS
• 2020-08-31 Sold (Public Records) — Public Records
• 2009-12-23 Sold (MLS) — NTREIS
• 2009-12-01 Listing Removed — NTREIS
• 2009-11-30 Listed $20,000 NTREIS
• 1999-07-26 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,000 · -0.4% YoY. Source: county tax records.