1316 Brady Ave · Brownwood, TX 76801

$20,000

3 bd · 1.0 ba · 1,337 sqft · SingleFamily public records · 1 Days on market

0.35 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor special in Brownwood, TX! Situated on two combined lots, this property offers a rare opportunity for those looking to build new or take on a full-scale renovation project. The existing structure is in poor condition and will require extensive repairs or potential complete tear-down—no value has been assigned to the home. The true value lies in the land, providing ample space for redevelopment, expansion, or a new construction project. Mature trees and an established setting add to the property’s appeal. Cash buyers only due to condition. Property is being sold as-is. Bring your vision and unlock the potential this oversized lot has to offer!

Key facts

• Two combined lots
• Oversized lot
• Mature trees

Tags

• TWO COMBINED LOTS
• AMPLE SPACE FOR REDEVELOPMENT
• NEW CONSTRUCTION PROJECT
• MATURE TREES
• OVERSIZED LOT

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Lap siding exterior; Composition/shingle roof; Pillar/post/pier foundation; Year built per assessor
• Exterior features: Chain link fencing; City lot; Quarter- to half-acre lot; City street frontage; No water features

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 48.6% 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; 2 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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $20,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 5.34% ✓
• Cap rate: 48.63%
• Cash-on-cash: 151.19%
• DSCR: 7.73
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $113,645
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 3rd St	0.35mi	3/1.0	1,369 (+2%)	10mo	$116,500	$85	72
1201 8th St	0.55mi	3/2.0	1,372 (+3%)	1mo	$129,850	$95	65
1211 Main St	0.40mi	3/2.0	1,303 (-2%)	10mo	$64,900	$50	64
1209 Irma St	0.18mi	2/1.0 (-1)	1,174 (-12%)	3mo	$92,900	$79	64
1609 2nd St	0.58mi	3/2.0	1,300 (-3%)	4mo	$220,000	$169	62
1217 Avenue D	0.29mi	2/1.0 (-1)	1,226 (-8%)	9mo	$52,000	$42	60
504 5th St	0.26mi	3/2.0	1,200 (-10%)	9mo	$259,000	$216	60
1510 4th St	0.54mi	2/1.0 (-1)	1,196 (-10%)	8mo	$139,000	$116	45
2204 Avenue C	0.65mi	2/1.0 (-1)	1,230 (-8%)	8mo	$63,000	$51	44
1703 7th St	0.73mi	2/1.0 (-1)	1,484 (+11%)	5mo	$50,000	$34	38
1611 3rd St	0.61mi	2/1.0 (-1)	1,146 (-14%)	7mo	$139,000	$121	37
1215 Avenue J	0.73mi	2/1.0 (-1)	1,160 (-13%)	7mo	$54,999	$47	32

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: —
• Equity multiple: 8.45×
• Total profit: $41,714
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.83×
• Total profit: $94,255
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $706

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 29%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	43d	1	0.52mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	43d	1	0.52mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   listed $20,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 22 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: $12,817
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$582
• Taxable income: $8,664
• Est. tax owed @ 24.0%: −$2,079
• After-tax cash flow: $6,387/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

• 2026-05-01 Pending — CTXMLS
• 2026-04-30 Listed $20,000 CTXMLS

Property tax history

+5.8%/yr

Latest (2025): $1,516 · -2.2% YoY. Source: county tax records.