6926 Turner Dr · Lake Brownwood, TX 76801

$75,999

2 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 421 Days on market

Built 1950 10,001 sqft lot $68/sqft · 42% below area Est $132k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER! An exciting opportunity awaits in Brownwood, TX! This single-family home, spanning 1,112 Sq. Ft., awaits your creative touch. With endless potential, this property is primed for a transformation that will breathe new life into its spaces. While it requires maintenance and renovations, this presents the chance to personalize every detail according to your unique vision. This is an investment ideal for anyone seeking a great property within the Brownwood area that offers you a promising canvas. This home is being sold AS IS but it has potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property. Call Us Now

Key facts

• 0.23 acre lot
• Built 1950
• Listed 421 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 1.6% in Lake 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 67/100 on livability (#513 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D+, schools F, amenities F.
• Bangs ISD (rural): math 49% / reading 53% proficiency, ranked #178 of 826 in TX (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 380 active listings in the ZIP; 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 $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 421 days — a 12% lower offer ($67k) 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: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,879 (12.0% below list)

Questions for the listing agent

1. It's been on market 421 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. 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: 1.52% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.30%
• DSCR: 2.17
• GRM: 5.5

CMA / ARV

• ARV (median comp): $131,843
• List price: $75,999
• Delta: -42.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6941 Ireland Dr	0.11mi	2/1.0	1,007 (-9%)	13mo	$144,000	$143	68
6946 Shamrock Dr	0.19mi	3/2.5 (+1)	1,212 (+9%)	2mo	$128,000	$106	64
8078 County Road 603	0.35mi	2/1.0	1,136 (+2%)	20mo	$115,000	$101	63
6938 Dublin Dr	0.09mi	2/1.0	1,022 (-8%)	24mo	$140,000	$137	62
8053 County Road 606	0.47mi	2/1.0	1,042 (-6%)	10mo	$128,000	$123	59
6920 Emerald Dr	0.31mi	2/1.5	1,254 (+13%)	12mo	$134,999	$108	52
6898 Waterford Dr	0.59mi	2/2.0	1,056 (-5%)	10mo	$79,500	$75	52
6818 Jordan Ln	0.71mi	1/2.0 (-1)	1,080 (-3%)	5mo	$229,900	$213	49
7222 Emerald Dr	0.53mi	1/2.0 (-1)	1,139 (+2%)	21mo	$187,000	$164	45
7073 Tipperary Rd	0.38mi	2/1.0	952 (-14%)	21mo	$52,000	$55	41
8116 County Road 601	0.45mi	2/2.0	960 (-14%)	19mo	$409,000	$426	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: 20.0%
• Equity multiple: 1.82×
• Total profit: $17,359
• Equity at exit: $11,332

10-year hold

• IRR: 28.3%
• Equity multiple: 3.50×
• Total profit: $53,241
• Equity at exit: $6,571

Cash invested: $21,280 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $466

Break-even live

Break-even rent $566

Max offer price $75,999

Occupancy floor 55%

Sensitivity live

Price	-10% $509	-5% $488	+0% $466	+5% $445	+10% $423
Rent	-10% $375	-5% $421	+0% $466	+5% $512	+10% $558
Rate	-1.0pp $505	-0.5pp $486	base $466	+0.5pp $447	+1.0pp $427

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,999 Active 421 DOM
2. 2026-06-18
   days on market $75,999 Active 419 DOM
3. 2026-06-17
   days on market $75,999 Active 418 DOM
4. 2026-06-16
   days on market $75,999 Active 417 DOM
5. 2026-06-15
   days on market $75,999 Active 416 DOM
6. 2026-06-13
   days on market $75,999 Active 414 DOM
7. 2026-06-12
   days on market $75,999 Active 413 DOM
8. 2026-06-09
   days on market $75,999 Active 410 DOM
9. 2026-06-08
   days on market $75,999 Active 409 DOM
10. 2026-06-08
    days on market $75,999 Active 408 DOM
11. 2026-06-05
    days on market $75,999 Active 406 DOM
12. 2026-06-03
    days on market $75,999 Active 404 DOM
13. 2026-06-02
    days on market $75,999 Active 403 DOM
14. 2026-06-01
    days on market $75,999 Active 402 DOM
15. 2026-05-31
    days on market $75,999 Active 401 DOM
16. 2025-04-25
    listed $75,999 Active 810-char remark

    Show marketing remark (810 chars)

    FIXER UPPER! An exciting opportunity awaits in Brownwood, TX! This single-family home, spanning 1,112 Sq. Ft., awaits your creative touch. With endless potential, this property is primed for a transformation that will breathe new life into its spaces. While it requires maintenance and renovations, this presents the chance to personalize every detail according to your unique vision. This is an investment ideal for anyone seeking a great property within the Brownwood area that offers you a promising canvas. This home is being sold AS IS but it has potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property. Call Us Now

17. 2023-05-08
    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: $206 · $17/mo
• Projected year-2 tax: $1,391 · $116/mo
• Expected delta: +$1,185/yr (+$99/mo · 575.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $13,880
• − Mortgage interest: −$4,257
• − Property taxes: −$206
• − Insurance: −$380
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,211
• Taxable income: $4,605
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $4,491/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: Bangs ISD
• NCES district ID: 4809390
• Math proficiency: 49% ▲ 6.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $43,702
• Composite: 43.0/100
• National rank: #3105
• State rank: #178 of 826 in TX

Livability — Lake Brownwood

• Score: 67/100
• State rank: #513
• US rank: #10141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake 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

• 2025-04-25 Listed $75,999 HARMLS
• 2023-05-08 Sold (Public Records) — Public Records

Property tax history

-8.4%/yr

Latest (2025): $206 · -3.5% YoY. Source: county tax records.