605 Valley View Dr · Brownwood, TX 76801

$125,000

4 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 135 Days on market

Built 2000 10,019 sqft lot $73/sqft · 28% below area Est $174k · 28% under ↓ 6% since listing

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

REDUCED for quick sale. Back on the market and improved with $35,000 in repairs made!! Buyer financing felll through. Brand new HVAC, foundation work just completed with a warranty, all new plumbing in the house for fresh water and drains all the way to the sewer tap. This inviting corner-lot home delivers the kind of flexibility that makes life easier—whether your needs stay the same or evolve over time. Originally designed as a three-bedroom, it’s currently set up as four, and could easily function as five if needed. It could be a 3 bedroom with 2 living areas and an office, a 4 bedroom with an office or game room, etc. The oversized living room flows seamlessly into the dining area and kitchen, creating a bright, open layout perfect for big gatherings and everyday comfort. Step through to the impressive 32' x 10' screened-in porch, where your entertaining space expands into a beautifully landscaped backyard anchored by a majestic pecan tree that provides excellent shade. For hobbies, storage, or projects, you’ll appreciate the workshop complete with electricity. Parking is a breeze with a double driveway, a well-built carport, and an additional single driveway for extra vehicles. The fenced yard is landscaped, offering privacy and curb appeal. This home is move-in ready as it sits, with plenty of opportunity to update and personalize at your own pace. A rare combination of space, flexibility, and value.

Key facts

• Corner-lot home
• Screened-in porch
• Landscaped backyard

Tags

• CORNER-LOT HOME
• OVERSIZED LIVING ROOM
• SCREENED-IN PORCH
• LANDSCAPED BACKYARD
• MAJESTIC PECAN TREE
• DOUBLE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.8% 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+, amenities 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.
• Zoned schools: Brownwood Middle (math 39% / reading 41%, grade F, #646 of 1,662 statewide, top 40%, 485 students, 64% FRL).
• 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; moderate 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.44% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 5.8

CMA / ARV

• ARV (median comp): $173,995
• List price: $125,000
• Delta: -28.16%
• 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
1701 1st St	0.53mi	3/2.0 (-1)	1,698 (-1%)	2mo	$185,000	$109	66
1901 Vine St	0.22mi	3/2.0 (-1)	1,854 (+8%)	14mo	$250,000	$135	60
1417 Durham Ave	0.65mi	5/2.0 (+1)	1,734 (+1%)	6mo	$179,900	$104	58
2603 Vincent St	0.40mi	3/2.0 (-1)	1,555 (-10%)	3mo	$179,000	$115	58
611 Idlewild Dr	0.43mi	4/2.0	1,910 (+11%)	8mo	$180,000	$94	54
1009 Roselawn St	0.28mi	3/2.0 (-1)	1,942 (+13%)	8mo	$320,000	$165	54
2206 4th St	0.62mi	3/2.0 (-1)	1,600 (-7%)	1mo	$159,900	$100	53
2301 Berkley St	0.72mi	4/2.0	1,535 (-11%)	3mo	$222,500	$145	46
2001 Southside Dr	0.65mi	3/2.0 (-1)	1,547 (-10%)	8mo	$199,000	$129	41
2306 Southside Dr	0.64mi	4/3.0	1,557 (-10%)	11mo	$237,000	$152	41
1601 2nd St	0.65mi	3/2.0 (-1)	1,490 (-14%)	12mo	$225,000	$151	32
1314 Avenue G	0.68mi	3/2.0 (-1)	1,500 (-13%)	13mo	$210,000	$140	31

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,509
• Equity at exit: $18,638

10-year hold

• IRR: 7.9%
• Equity multiple: 1.61×
• Total profit: $21,224
• Equity at exit: $10,808

Cash invested: $35,000 (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 76801

• Active inventory: 380
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$314 /mo · $3,765/yr
• Insurance: −$52
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $275

Break-even live

Break-even rent $1,451

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $346	-5% $311	+0% $275	+5% $240	+10% $205
Rent	-10% $133	-5% $204	+0% $275	+5% $347	+10% $418
Rate	-1.0pp $338	-0.5pp $307	base $275	+0.5pp $243	+1.0pp $210

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	45d	1	1.31mi

Listing history 22 events

1. 2026-06-18
   status $125,000 Pending 135 DOM
2. 2026-06-18
   days on market $125,000 Active Option Contract 135 DOM
3. 2026-06-17
   days on market $125,000 Active Option Contract 134 DOM
4. 2026-06-16
   days on market $125,000 Active Option Contract 133 DOM
5. 2026-06-15
   days on market $125,000 Active Option Contract 132 DOM
6. 2026-06-13
   days on market $125,000 Active Option Contract 130 DOM
7. 2026-06-12
   days on market $125,000 Active Option Contract 129 DOM
8. 2026-06-09
   days on market $125,000 Active Option Contract 126 DOM
9. 2026-06-08
   days on market $125,000 Active Option Contract 125 DOM
10. 2026-06-08
    days on market $125,000 Active Option Contract 124 DOM
11. 2026-06-07
    statusdays on market $125,000 Active Option Contract 123 DOM
12. 2026-06-03
    days on market $125,000 Active 120 DOM
13. 2026-06-02
    days on market $125,000 Active 119 DOM
14. 2026-06-02
    price $125,000 Active 118 DOM
15. 2026-06-01
    days on market $159,000 Active 118 DOM
16. 2026-05-31
    days on market $159,000 Active 117 DOM
17. 2026-04-27
    price $159,000 1465-char remark

    Show marketing remark (1465 chars)

    REDUCED for quick sale. Back on the market and improved with $35,000 in repairs made!! Buyer financing felll through. Brand new HVAC, foundation work just completed with a warranty, all new plumbing in the house for fresh water and drains all the way to the sewer tap. This inviting corner-lot home delivers the kind of flexibility that makes life easier—whether your needs stay the same or evolve over time. Originally designed as a three-bedroom, it’s currently set up as four, and could easily function as five if needed. It could be a 3 bedroom with 2 living areas and an office, a 4 bedroom with an office or game room, etc. The oversized living room flows seamlessly into the dining area and kitchen, creating a bright, open layout perfect for big gatherings and everyday comfort. Step through to the impressive 32' x 10' screened-in porch, where your entertaining space expands into a beautifully landscaped backyard anchored by a majestic pecan tree that provides excellent shade. For hobbies, storage, or projects, you’ll appreciate the workshop complete with electricity. Parking is a breeze with a double driveway, a well-built carport, and an additional single driveway for extra vehicles. The fenced yard is landscaped, offering privacy and curb appeal. This home is move-in ready as it sits, with plenty of opportunity to update and personalize at your own pace. A rare combination of space, flexibility, and value.

18. 2026-03-13
    price $175,000 1465-char remark

    Show marketing remark (1465 chars)

    REDUCED for quick sale. Back on the market and improved with $35,000 in repairs made!! Buyer financing felll through. Brand new HVAC, foundation work just completed with a warranty, all new plumbing in the house for fresh water and drains all the way to the sewer tap. This inviting corner-lot home delivers the kind of flexibility that makes life easier—whether your needs stay the same or evolve over time. Originally designed as a three-bedroom, it’s currently set up as four, and could easily function as five if needed. It could be a 3 bedroom with 2 living areas and an office, a 4 bedroom with an office or game room, etc. The oversized living room flows seamlessly into the dining area and kitchen, creating a bright, open layout perfect for big gatherings and everyday comfort. Step through to the impressive 32' x 10' screened-in porch, where your entertaining space expands into a beautifully landscaped backyard anchored by a majestic pecan tree that provides excellent shade. For hobbies, storage, or projects, you’ll appreciate the workshop complete with electricity. Parking is a breeze with a double driveway, a well-built carport, and an additional single driveway for extra vehicles. The fenced yard is landscaped, offering privacy and curb appeal. This home is move-in ready as it sits, with plenty of opportunity to update and personalize at your own pace. A rare combination of space, flexibility, and value.

19. 2026-03-13
    status Active 1465-char remark

    Show marketing remark (1465 chars)

    REDUCED for quick sale. Back on the market and improved with $35,000 in repairs made!! Buyer financing felll through. Brand new HVAC, foundation work just completed with a warranty, all new plumbing in the house for fresh water and drains all the way to the sewer tap. This inviting corner-lot home delivers the kind of flexibility that makes life easier—whether your needs stay the same or evolve over time. Originally designed as a three-bedroom, it’s currently set up as four, and could easily function as five if needed. It could be a 3 bedroom with 2 living areas and an office, a 4 bedroom with an office or game room, etc. The oversized living room flows seamlessly into the dining area and kitchen, creating a bright, open layout perfect for big gatherings and everyday comfort. Step through to the impressive 32' x 10' screened-in porch, where your entertaining space expands into a beautifully landscaped backyard anchored by a majestic pecan tree that provides excellent shade. For hobbies, storage, or projects, you’ll appreciate the workshop complete with electricity. Parking is a breeze with a double driveway, a well-built carport, and an additional single driveway for extra vehicles. The fenced yard is landscaped, offering privacy and curb appeal. This home is move-in ready as it sits, with plenty of opportunity to update and personalize at your own pace. A rare combination of space, flexibility, and value.

20. 2025-12-26
    status Pending 1465-char remark

    Show marketing remark (1465 chars)

    REDUCED for quick sale. Back on the market and improved with $35,000 in repairs made!! Buyer financing felll through. Brand new HVAC, foundation work just completed with a warranty, all new plumbing in the house for fresh water and drains all the way to the sewer tap. This inviting corner-lot home delivers the kind of flexibility that makes life easier—whether your needs stay the same or evolve over time. Originally designed as a three-bedroom, it’s currently set up as four, and could easily function as five if needed. It could be a 3 bedroom with 2 living areas and an office, a 4 bedroom with an office or game room, etc. The oversized living room flows seamlessly into the dining area and kitchen, creating a bright, open layout perfect for big gatherings and everyday comfort. Step through to the impressive 32' x 10' screened-in porch, where your entertaining space expands into a beautifully landscaped backyard anchored by a majestic pecan tree that provides excellent shade. For hobbies, storage, or projects, you’ll appreciate the workshop complete with electricity. Parking is a breeze with a double driveway, a well-built carport, and an additional single driveway for extra vehicles. The fenced yard is landscaped, offering privacy and curb appeal. This home is move-in ready as it sits, with plenty of opportunity to update and personalize at your own pace. A rare combination of space, flexibility, and value.

21. 2025-12-11
    historical Active Option Contract 1465-char remark

    Show marketing remark (1465 chars)

    REDUCED for quick sale. Back on the market and improved with $35,000 in repairs made!! Buyer financing felll through. Brand new HVAC, foundation work just completed with a warranty, all new plumbing in the house for fresh water and drains all the way to the sewer tap. This inviting corner-lot home delivers the kind of flexibility that makes life easier—whether your needs stay the same or evolve over time. Originally designed as a three-bedroom, it’s currently set up as four, and could easily function as five if needed. It could be a 3 bedroom with 2 living areas and an office, a 4 bedroom with an office or game room, etc. The oversized living room flows seamlessly into the dining area and kitchen, creating a bright, open layout perfect for big gatherings and everyday comfort. Step through to the impressive 32' x 10' screened-in porch, where your entertaining space expands into a beautifully landscaped backyard anchored by a majestic pecan tree that provides excellent shade. For hobbies, storage, or projects, you’ll appreciate the workshop complete with electricity. Parking is a breeze with a double driveway, a well-built carport, and an additional single driveway for extra vehicles. The fenced yard is landscaped, offering privacy and curb appeal. This home is move-in ready as it sits, with plenty of opportunity to update and personalize at your own pace. A rare combination of space, flexibility, and value.

22. 2025-11-18
    listed $169,900 Active 1465-char remark

    Show marketing remark (1465 chars)

    REDUCED for quick sale. Back on the market and improved with $35,000 in repairs made!! Buyer financing felll through. Brand new HVAC, foundation work just completed with a warranty, all new plumbing in the house for fresh water and drains all the way to the sewer tap. This inviting corner-lot home delivers the kind of flexibility that makes life easier—whether your needs stay the same or evolve over time. Originally designed as a three-bedroom, it’s currently set up as four, and could easily function as five if needed. It could be a 3 bedroom with 2 living areas and an office, a 4 bedroom with an office or game room, etc. The oversized living room flows seamlessly into the dining area and kitchen, creating a bright, open layout perfect for big gatherings and everyday comfort. Step through to the impressive 32' x 10' screened-in porch, where your entertaining space expands into a beautifully landscaped backyard anchored by a majestic pecan tree that provides excellent shade. For hobbies, storage, or projects, you’ll appreciate the workshop complete with electricity. Parking is a breeze with a double driveway, a well-built carport, and an additional single driveway for extra vehicles. The fenced yard is landscaped, offering privacy and curb appeal. This home is move-in ready as it sits, with plenty of opportunity to update and personalize at your own pace. A rare combination of space, flexibility, and value.

ⓘ 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: $3,765 · $314/mo
• Projected year-2 tax: $3,765 · $314/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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $21,600
• − Mortgage interest: −$7,002
• − Property taxes: −$3,765
• − Insurance: −$2,128
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,636
• Taxable income: $1,614
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $2,919/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

-6.4% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $159,000 NTREIS
• 2026-03-13 Price Changed $175,000 NTREIS
• 2026-03-13 Relisted — NTREIS
• 2025-12-26 Pending — NTREIS
• 2025-12-11 Contingent — NTREIS
• 2025-11-18 Listed $169,900 NTREIS

Property tax history

+3.2%/yr

Latest (2025): $3,765 · +5.8% YoY. Source: county tax records.