968 Church St · Browndell, TX 75931

$95,999

2 bd · 1.0 ba · 1,830 sqft · SingleFamily public records · 589 Days on market

Built 1950 2.00 ac lot

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +6.1/10.0
• Appreciation +5.6/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

FIXER UPPER on TWO ACRES! Single family home situated on 2 acres of land! Located in Brookeland, TX near Jasper. Proximity to highway 96 and Mill Creek Park!

Key facts

• 2 acre lot
• Built 1950
• Listed 589 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,526 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Brookeland ISD (rural): math 43% / reading 53% proficiency, ranked #445 of 1,141 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 419 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($663 loan paydown + $1k appreciation (1.3% local appreciation)).
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 589 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 589 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 1950 — 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 F 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: 1.11% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.41×
• Total profit: $10,914
• Equity at exit: $34,164

10-year hold

• IRR: 11.7%
• Equity multiple: 2.46×
• Total profit: $39,352
• Equity at exit: $46,497

Cash invested: $26,880 (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 75931

• Home prices YoY: 0.6%
• Active inventory: 419
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $122

Break-even live

Break-even rent $907

Max offer price $95,999

Occupancy floor 84%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $95,999 Active 589 DOM
2. 2026-06-17
   days on market $95,999 Active 588 DOM
3. 2026-06-16
   days on market $95,999 Active 587 DOM
4. 2026-06-15
   days on market $95,999 Active 586 DOM
5. 2026-06-13
   days on market $95,999 Active 584 DOM
6. 2026-06-12
   days on market $95,999 Active 583 DOM
7. 2026-06-09
   days on market $95,999 Active 580 DOM
8. 2026-06-08
   days on market $95,999 Active 579 DOM
9. 2026-06-08
   days on market $95,999 Active 578 DOM
10. 2026-06-07
    days on market $95,999 Active 577 DOM
11. 2026-06-03
    days on market $95,999 Active 574 DOM
12. 2026-06-02
    days on market $95,999 Active 573 DOM
13. 2026-06-01
    days on market $95,999 Active 572 DOM
14. 2026-05-31
    days on market $95,999 Active 571 DOM
15. 2024-11-06
    price $95,999 158-char remark

    Show marketing remark (158 chars)

    FIXER UPPER on TWO ACRES! Single family home situated on 2 acres of land! Located in Brookeland, TX near Jasper. Proximity to highway 96 and Mill Creek Park!

16. 2024-11-06
    listed $84,999 Active 158-char remark

    Show marketing remark (158 chars)

    FIXER UPPER on TWO ACRES! Single family home situated on 2 acres of land! Located in Brookeland, TX near Jasper. Proximity to highway 96 and Mill Creek Park!

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $12,732
• − Mortgage interest: −$5,377
• − Property taxes: −$2,075
• − Insurance: −$480
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,793
• Taxable loss: −$30
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $1,470/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: Brookeland ISD
• NCES district ID: 4811520
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $45,145
• Composite: 42.74/100
• National rank: #6781
• State rank: #445 of 1141 in TX

Livability — Browndell

• Score: 48/100
• State rank: #1526
• US rank: #26081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Browndell, TX
• Population (ZIP): 2,209

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,986 people
• By 2030: 32,965 · -3.0%
• By 2040: 30,908 · -9.1%
• By 2050: 28,893 · -15.0%
• By 2075: 24,828 · -26.9%
• By 2100: 19,987 · -41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+66.6) · D 16.5% · R 83.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -42.0pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+61.4 2016: R+59.9 2012: R+48.4 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.28%
• Current HPI: 231.9835
• 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

+12.9% since first listed

2 events — show timeline

• 2024-11-06 Price Changed $95,999 HARMLS
• 2024-11-06 Listed $84,999 HARMLS

Property tax history

+4.8%/yr

Latest (2025): $2,075 · +8.6% YoY. Source: county tax records.