1502 4th St · Brownwood, TX 76801

$47,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 75 Days on market

Built 1900 9,627 sqft lot $47/sqft · 50% below area Est $93k · 50% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Home is situated close to town and within walking distance to several stores. It does need lots of work but could be a cutie with the right updates. If your a handyman and want to take on a project, I've got one for you. Lets go take a look!!

Key facts

• 9,627 sq ft lot
• Built 1900
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 3.9% 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: 380 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 $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $44,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 2.33% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.94%
• DSCR: 3.09
• GRM: 3.6

CMA / ARV

• ARV (median comp): $93,332
• List price: $47,000
• Delta: -49.64%
• 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
1620 Avenue D	0.17mi	2/1.0	1,036 (+5%)	10mo	$105,000	$101	76
405 4th St	0.56mi	2/1.0	972 (-2%)	3mo	$43,200	$44	68
1700 4th St	0.17mi	2/1.0	877 (-11%)	6mo	$115,000	$131	68
1806 1st St	0.37mi	2/1.0	936 (-6%)	10mo	$75,000	$80	65
1809 Avenue C	0.31mi	2/1.0	911 (-8%)	12mo	$109,900	$121	62
1000 Vincent St	0.68mi	2/1.0	974 (-2%)	8mo	$29,000	$30	59
1810 9th St	0.46mi	2/1.0	857 (-13%)	2mo	$69,000	$81	54
2103 9th St	0.67mi	3/2.0 (+1)	1,062 (+7%)	2mo	$185,000	$174	46
1808 8th St	0.38mi	3/1.0 (+1)	1,130 (+14%)	10mo	$118,000	$104	45
2101 Avenue D	0.41mi	3/1.0 (+1)	1,125 (+14%)	10mo	$158,000	$140	45
2204 Berkley St	0.63mi	3/1.0 (+1)	1,128 (+14%)	6mo	$134,900	$120	38
2008 Austin Ave	0.64mi	2/2.0	1,122 (+13%)	8mo	$154,000	$137	37

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: 44.3%
• Equity multiple: 2.91×
• Total profit: $25,199
• Equity at exit: $7,008

10-year hold

• IRR: 50.3%
• Equity multiple: 5.89×
• Total profit: $64,288
• Equity at exit: $4,064

Cash invested: $13,160 (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: 380
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $515

Break-even live

Break-even rent $443

Max offer price $47,000

Occupancy floor 48%

Sensitivity live

Price	-10% $541	-5% $528	+0% $515	+5% $501	+10% $488
Rent	-10% $428	-5% $471	+0% $515	+5% $558	+10% $601
Rate	-1.0pp $538	-0.5pp $527	base $515	+0.5pp $503	+1.0pp $490

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: $11,750
• Closing costs: $1,410
• 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	45d	1	0.53mi

Listing history 18 events

1. 2026-06-21
   days on market $47,000 Active 75 DOM
2. 2026-06-21
   days on market $47,000 Active 74 DOM
3. 2026-06-18
   days on market $47,000 Active 72 DOM
4. 2026-06-17
   days on market $47,000 Active 71 DOM
5. 2026-06-16
   days on market $47,000 Active 70 DOM
6. 2026-06-15
   days on market $47,000 Active 69 DOM
7. 2026-06-13
   days on market $47,000 Active 67 DOM
8. 2026-06-12
   days on market $47,000 Active 66 DOM
9. 2026-06-09
   days on market $47,000 Active 63 DOM
10. 2026-06-08
    days on market $47,000 Active 62 DOM
11. 2026-06-08
    days on market $47,000 Active 61 DOM
12. 2026-06-07
    days on market $47,000 Active 60 DOM
13. 2026-06-03
    days on market $47,000 Active 57 DOM
14. 2026-06-02
    days on market $47,000 Active 56 DOM
15. 2026-06-01
    days on market $47,000 Active 55 DOM
16. 2026-05-31
    days on market $47,000 Active 54 DOM
17. 2026-04-07
    listed $47,000 Active 242-char remark

    Show marketing remark (242 chars)

    Home is situated close to town and within walking distance to several stores. It does need lots of work but could be a cutie with the right updates. If your a handyman and want to take on a project, I've got one for you. Lets go take a look!!

18. 1993-10-25
    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: $1,011 · $84/mo
• Projected year-2 tax: $1,011 · $84/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: $13,140
• − Mortgage interest: −$2,633
• − Property taxes: −$1,011
• − Insurance: −$235
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$1,367
• Taxable income: $5,791
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $4,787/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

2 events — show timeline

• 2026-04-07 Listed $47,000 NTREIS
• 1993-10-25 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,011 · +2.0% YoY. Source: county tax records.