1104 S Walnut St · Brady, TX 76825

$99,999

2 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 299 Days on market

Built 1920 9,148 sqft lot $75/sqft · 18% below area Est $122k · 18% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +6.8/10.0
• 1% rule +6.4/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautiful two-bedroom, two-bath Craftsman home that is perfect blend of classic character and comfort. You will be greeted with original hardwood floors that flow throughout the living spaces. Experience effortless living with a cozy, inviting living room and a kitchen designed for convenience and functionality. This includes an additional room with space for storage or pantry beyond. Enjoy the convenience of two nice sized bedrooms, each with beautiful natural light. Step outside to your covered carport, providing protection for your vehicle and additional storage options. Located in a central neighborhood, this home is close to parks, with easy access to shopping, and dining. Don't miss your chance to own this charming Craftsman gem—schedule your showing today!

Key facts

• Covered carport
• 9,148 sq ft lot
• Built 1920

Tags

• ORIGINAL HARDWOOD FLOORS
• ADDITIONAL ROOM FOR STORAGE
• COVERED CARPORT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.5% in Brady — 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 72/100 on livability (#270 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Brady ISD (rural): math 50% / reading 46% proficiency, ranked #238 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 2 units permitted in McCulloch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $7k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 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 1920 — 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 D-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. 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: 1.14% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (median comp): $122,422
• List price: $99,999
• Delta: -18.32%
• 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
1205 S Cypress	0.12mi	2/1.0	1,319 (-1%)	18mo	$112,000	$85	77
900 S Cypress St	0.13mi	3/1.0 (+1)	1,232 (-8%)	10mo	$30,000	$24	68
1308 S Cypress	0.17mi	3/2.0 (+1)	1,440 (+8%)	4mo	$185,000	$128	66
611 Poplar	0.27mi	2/2.0	1,180 (-12%)	3mo	$185,000	$157	62
1019 W 11 St	0.28mi	3/1.5 (+1)	1,196 (-10%)	4mo	$160,000	$134	60
1410 S College Dr	0.28mi	2/1.0	1,198 (-10%)	18mo	$136,500	$114	55
900 W 4th St	0.35mi	3/2.0 (+1)	1,390 (+4%)	18mo	$49,900	$36	52
909 Calcutta	0.49mi	3/2.0 (+1)	1,174 (-12%)	6mo	$130,000	$111	43
1701 S High St	0.52mi	2/1.5	1,173 (-12%)	15mo	$139,000	$118	41
405 E 5th St	0.58mi	3/2.0 (+1)	1,156 (-13%)	2mo	$69,000	$60	40
1904 S Pine	0.62mi	3/1.0 (+1)	1,241 (-7%)	19mo	$85,000	$68	39
310 Otte	0.64mi	3/2.0 (+1)	1,171 (-12%)	4mo	$130,000	$111	37

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

Projected returns pro-forma

6.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.49×
• Total profit: $41,593
• Equity at exit: $66,228

10-year hold

• IRR: 20.6%
• Equity multiple: 5.08×
• Total profit: $114,276
• Equity at exit: $123,119

Cash invested: $28,000 (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 76825

• Home prices YoY: 4.2%
• Active inventory: 105
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $149

Break-even live

Break-even rent $952

Max offer price $99,999

Occupancy floor 82%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $99,999 Active 299 DOM
2. 2026-06-17
   days on market $99,999 Active 298 DOM
3. 2026-06-16
   days on market $99,999 Active 297 DOM
4. 2026-06-15
   days on market $99,999 Active 296 DOM
5. 2026-06-13
   days on market $99,999 Active 294 DOM
6. 2026-06-12
   days on market $99,999 Active 293 DOM
7. 2026-06-09
   days on market $99,999 Active 290 DOM
8. 2026-06-08
   days on market $99,999 Active 289 DOM
9. 2026-06-08
   days on market $99,999 Active 288 DOM
10. 2026-06-05
    days on market $99,999 Active 286 DOM
11. 2026-06-03
    days on market $99,999 Active 284 DOM
12. 2026-06-02
    days on market $99,999 Active 283 DOM
13. 2026-06-01
    days on market $99,999 Active 282 DOM
14. 2026-05-31
    days on market $99,999 Active 281 DOM
15. 2025-11-19
    price $125,000 795-char remark

    Show marketing remark (795 chars)

    Welcome to this beautiful two-bedroom, two-bath Craftsman home that is perfect blend of classic character and comfort. You will be greeted with original hardwood floors that flow throughout the living spaces. Experience effortless living with a cozy, inviting living room and a kitchen designed for convenience and functionality. This includes an additional room with space for storage or pantry beyond. Enjoy the convenience of two nice sized bedrooms, each with beautiful natural light. Step outside to your covered carport, providing protection for your vehicle and additional storage options. Located in a central neighborhood, this home is close to parks, with easy access to shopping, and dining. Don't miss your chance to own this charming Craftsman gem—schedule your showing today!

16. 2025-10-02
    price $130,000 795-char remark

    Show marketing remark (795 chars)

    Welcome to this beautiful two-bedroom, two-bath Craftsman home that is perfect blend of classic character and comfort. You will be greeted with original hardwood floors that flow throughout the living spaces. Experience effortless living with a cozy, inviting living room and a kitchen designed for convenience and functionality. This includes an additional room with space for storage or pantry beyond. Enjoy the convenience of two nice sized bedrooms, each with beautiful natural light. Step outside to your covered carport, providing protection for your vehicle and additional storage options. Located in a central neighborhood, this home is close to parks, with easy access to shopping, and dining. Don't miss your chance to own this charming Craftsman gem—schedule your showing today!

17. 2025-08-23
    listed $135,000 Active 795-char remark

    Show marketing remark (795 chars)

    Welcome to this beautiful two-bedroom, two-bath Craftsman home that is perfect blend of classic character and comfort. You will be greeted with original hardwood floors that flow throughout the living spaces. Experience effortless living with a cozy, inviting living room and a kitchen designed for convenience and functionality. This includes an additional room with space for storage or pantry beyond. Enjoy the convenience of two nice sized bedrooms, each with beautiful natural light. Step outside to your covered carport, providing protection for your vehicle and additional storage options. Located in a central neighborhood, this home is close to parks, with easy access to shopping, and dining. Don't miss your chance to own this charming Craftsman gem—schedule your showing today!

18. 2024-12-17
    soldstatus Closed 813-char remark

    Show marketing remark (813 chars)

    Welcome to this delightful two-bedroom, two-bathroom Craftsman home that blends classic character with comfort. Step inside to discover beautiful original hardwood floors that flow throughout the living spaces. The layout features a cozy living room, ideal for relaxing or entertaining, and a well-appointed kitchen with plenty of storage including an additional room with space for storage or pantry beyond. Enjoy the convenience of two nice sized bedrooms, each with beautiful natural light. Step outside to your covered carport, providing protection for your vehicle and additional storage options. Located in a cetnral neighborhood, this home is close to parks, with easy access to shopping, and dining. Don’t miss your chance to own this charming Craftsman gem—schedule a showing today!

19. 2024-12-11
    status Pending 813-char remark

    Show marketing remark (813 chars)

    Welcome to this delightful two-bedroom, two-bathroom Craftsman home that blends classic character with comfort. Step inside to discover beautiful original hardwood floors that flow throughout the living spaces. The layout features a cozy living room, ideal for relaxing or entertaining, and a well-appointed kitchen with plenty of storage including an additional room with space for storage or pantry beyond. Enjoy the convenience of two nice sized bedrooms, each with beautiful natural light. Step outside to your covered carport, providing protection for your vehicle and additional storage options. Located in a cetnral neighborhood, this home is close to parks, with easy access to shopping, and dining. Don’t miss your chance to own this charming Craftsman gem—schedule a showing today!

20. 2024-12-03
    historical Active Option Contract 813-char remark

    Show marketing remark (813 chars)

    Welcome to this delightful two-bedroom, two-bathroom Craftsman home that blends classic character with comfort. Step inside to discover beautiful original hardwood floors that flow throughout the living spaces. The layout features a cozy living room, ideal for relaxing or entertaining, and a well-appointed kitchen with plenty of storage including an additional room with space for storage or pantry beyond. Enjoy the convenience of two nice sized bedrooms, each with beautiful natural light. Step outside to your covered carport, providing protection for your vehicle and additional storage options. Located in a cetnral neighborhood, this home is close to parks, with easy access to shopping, and dining. Don’t miss your chance to own this charming Craftsman gem—schedule a showing today!

21. 2024-10-29
    listed $120,000 Active 813-char remark

    Show marketing remark (813 chars)

    Welcome to this delightful two-bedroom, two-bathroom Craftsman home that blends classic character with comfort. Step inside to discover beautiful original hardwood floors that flow throughout the living spaces. The layout features a cozy living room, ideal for relaxing or entertaining, and a well-appointed kitchen with plenty of storage including an additional room with space for storage or pantry beyond. Enjoy the convenience of two nice sized bedrooms, each with beautiful natural light. Step outside to your covered carport, providing protection for your vehicle and additional storage options. Located in a cetnral neighborhood, this home is close to parks, with easy access to shopping, and dining. Don’t miss your chance to own this charming Craftsman gem—schedule a showing today!

22. 2023-02-16
    soldstatus Closed
23. 2023-01-19
    status Pending
24. 2023-01-09
    listed $88,975 Active
25. 1986-10-27
    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: $2,233 · $186/mo
• Projected year-2 tax: $2,233 · $186/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 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: $13,691
• − Mortgage interest: −$5,601
• − Property taxes: −$2,233
• − Insurance: −$500
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,909
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $1,729/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: Brady ISD
• NCES district ID: 4811110
• Math proficiency: 50% ▼ -2.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $38,179
• Composite: 40.02/100
• National rank: #3826
• State rank: #238 of 826 in TX

Livability — Brady

• Score: 72/100
• State rank: #270
• US rank: #6336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brady, TX
• Population (ZIP): 6,595

Population outlook (McCulloch County) Hauer SSP2

• Today (2025): 8,509 people
• By 2030: 8,544 · +0.4%
• By 2040: 8,555 · +0.5%
• By 2050: 8,486 · -0.3%
• By 2075: 8,089 · -4.9%
• By 2100: 6,599 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 33% Two or more races 21%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Italian 8% Lithuanian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · McCulloch

• 2024 margin: Solid R (+73.4) · D 12.9% · R 86.3%
• 2008→2024 swing: -22.4pp toward R · 2008: -51.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.3 2016: R+67.0 2012: R+62.9 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.53%
• Current HPI: 161.5061
• 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

+40.5% since first listed

11 events — show timeline

• 2025-11-19 Price Changed $125,000 CHCMLS
• 2025-10-02 Price Changed $130,000 CHCMLS
• 2025-08-23 Listed $135,000 CHCMLS
• 2024-12-17 Sold (MLS) — NTREIS
• 2024-12-11 Pending — NTREIS
• 2024-12-03 Contingent — NTREIS
• 2024-10-29 Listed $120,000 NTREIS
• 2023-02-16 Sold (MLS) — NTREIS
• 2023-01-19 Pending — NTREIS
• 2023-01-09 Listed $88,975 NTREIS
• 1986-10-27 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,233 · +23.1% YoY. Source: county tax records.