510 Bradburn Rd Unit 510, 512, 514 · Grand Saline, TX 75140

$420,000

9 bd · 3.9 ba · 4,188 sqft · MultiFamily · 442 Days on market

Built 1973 Good condition 0.64 ac lot $100/sqft · 8% above area Est $390k · 8% over

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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 +21.3/30.0
• DSCR +6.8/10.0
• Appreciation +6.3/10.0
• 1% rule +5.6/10.0
• ARV discount +4.0/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

***TRIPLEX***TURNKEY RENTAL PROPERTY***INCOME PRODUCING*** If you are looking to add to your portfolio, then take a look at this oversized, cash flowing property boasting 4,188 square feet over 3 units. This triplex was renovated in 2022 (including roof) and since then the property has had updated plumbing, electrical, paint, made up to code for tenants to lease and many more updates that have receipts. Unit 512 has all new vinyl plank flooring throughout and a completely new bathroom, including shower, tub, vanity and toilet. Units 510 and 512 are currently leased and Unit 514 is now listed for lease after tenant moved out. All units combined leased for $4,075 when fully occupied. There is also room to increase rents going forward. Unit 510 (1,087 square feet) has 2 beds and 2 baths with an attached carport. Unit 512 is the largest unit at 1,775 square feet. This unit has 3 traditional bedrooms and 2 large living areas (the previous tenant used the second living area as a 4th bedroom with its huge closet) and 1 larger bathroom. Unit 514 (1,245 square feet) has 2 bedrooms and 1 bathroom and has a more open floorplan. There are 3 covered parking spaces and 3 additional uncovered parking spaces. Each unit has an assigned covered and uncovered parking space. The backyard is massive and has plenty of room to add additional units for future growth, as it has access to the road. Due to the property only having 1 water meter, the owner has been paying for water, sewage and trash. This can be solved by installing separate submeters and then having tenants paying for all utilities. Tenants pay for electric and internet. There is a community park and community pool within walking distance right across highway 80. The listing agent is also the owner.

Key facts

• Updated electrical
• Income producing
• Completely renovated

Tags

• TURNKEY RENTAL PROPERTY
• INCOME PRODUCING
• COMPLETELY RENOVATED
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• NEW VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $420k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive. Per door: $204/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $420k).
• Recommended offer: $370k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.0% in Grand Saline — 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 (#800 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, amenities F, commute F.
• Grand Saline ISD (town): math 38% / reading 33% proficiency, ranked #520 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 143 active listings in the ZIP; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($3k loan paydown + $11k appreciation (2.7% local appreciation)).
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $118k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 32208% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $369,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $389,830
• List price: $420,000
• Delta: 7.74%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.70×
• Total profit: $82,839
• Equity at exit: $181,602

10-year hold

• IRR: 14.8%
• Equity multiple: 3.12×
• Total profit: $248,990
• Equity at exit: $274,361

Cash invested: $117,600 (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 75140

• Home prices YoY: 1.3%
• Active inventory: 143
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $4,449 medium
• Mortgage (P&I): −$2,203
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $612

Break-even live

Break-even rent $3,674

Max offer price $420,000

Occupancy floor 81%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$4,449
Total (3 units)			$4,449

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $420,000 Active 442 DOM
2. 2026-06-17
   days on market $420,000 Active 441 DOM
3. 2026-06-16
   days on market $420,000 Active 440 DOM
4. 2026-06-15
   days on market $420,000 Active 439 DOM
5. 2026-06-13
   days on market $420,000 Active 437 DOM
6. 2026-06-12
   days on market $420,000 Active 436 DOM
7. 2026-06-09
   days on market $420,000 Active 433 DOM
8. 2026-06-08
   days on market $420,000 Active 432 DOM
9. 2026-06-08
   days on market $420,000 Active 431 DOM
10. 2026-06-07
    days on market $420,000 Active 430 DOM
11. 2026-06-03
    days on market $420,000 Active 427 DOM
12. 2026-06-02
    days on market $420,000 Active 426 DOM
13. 2026-06-01
    days on market $420,000 Active 425 DOM
14. 2026-05-31
    days on market $420,000 Active 424 DOM
15. 2026-05-14
    price $420,000 1770-char remark

    Show marketing remark (1770 chars)

    ***TRIPLEX***TURNKEY RENTAL PROPERTY***INCOME PRODUCING*** If you are looking to add to your portfolio, then take a look at this oversized, cash flowing property boasting 4,188 square feet over 3 units. This triplex was renovated in 2022 (including roof) and since then the property has had updated plumbing, electrical, paint, made up to code for tenants to lease and many more updates that have receipts. Unit 512 has all new vinyl plank flooring throughout and a completely new bathroom, including shower, tub, vanity and toilet. Units 510 and 512 are currently leased and Unit 514 is now listed for lease after tenant moved out. All units combined leased for $4,075 when fully occupied. There is also room to increase rents going forward. Unit 510 (1,087 square feet) has 2 beds and 2 baths with an attached carport. Unit 512 is the largest unit at 1,775 square feet. This unit has 3 traditional bedrooms and 2 large living areas (the previous tenant used the second living area as a 4th bedroom with its huge closet) and 1 larger bathroom. Unit 514 (1,245 square feet) has 2 bedrooms and 1 bathroom and has a more open floorplan. There are 3 covered parking spaces and 3 additional uncovered parking spaces. Each unit has an assigned covered and uncovered parking space. The backyard is massive and has plenty of room to add additional units for future growth, as it has access to the road. Due to the property only having 1 water meter, the owner has been paying for water, sewage and trash. This can be solved by installing separate submeters and then having tenants paying for all utilities. Tenants pay for electric and internet. There is a community park and community pool within walking distance right across highway 80. The listing agent is also the owner.

16. 2026-03-04
    listed $1,300
17. 2026-03-04
    historical $1,300
18. 2026-02-03
    listed $1,300
19. 2025-09-25
    price $435,000 1770-char remark

    Show marketing remark (1770 chars)

    ***TRIPLEX***TURNKEY RENTAL PROPERTY***INCOME PRODUCING*** If you are looking to add to your portfolio, then take a look at this oversized, cash flowing property boasting 4,188 square feet over 3 units. This triplex was renovated in 2022 (including roof) and since then the property has had updated plumbing, electrical, paint, made up to code for tenants to lease and many more updates that have receipts. Unit 512 has all new vinyl plank flooring throughout and a completely new bathroom, including shower, tub, vanity and toilet. Units 510 and 512 are currently leased and Unit 514 is now listed for lease after tenant moved out. All units combined leased for $4,075 when fully occupied. There is also room to increase rents going forward. Unit 510 (1,087 square feet) has 2 beds and 2 baths with an attached carport. Unit 512 is the largest unit at 1,775 square feet. This unit has 3 traditional bedrooms and 2 large living areas (the previous tenant used the second living area as a 4th bedroom with its huge closet) and 1 larger bathroom. Unit 514 (1,245 square feet) has 2 bedrooms and 1 bathroom and has a more open floorplan. There are 3 covered parking spaces and 3 additional uncovered parking spaces. Each unit has an assigned covered and uncovered parking space. The backyard is massive and has plenty of room to add additional units for future growth, as it has access to the road. Due to the property only having 1 water meter, the owner has been paying for water, sewage and trash. This can be solved by installing separate submeters and then having tenants paying for all utilities. Tenants pay for electric and internet. There is a community park and community pool within walking distance right across highway 80. The listing agent is also the owner.

20. 2025-04-02
    listed $450,000 Active 1770-char remark

    Show marketing remark (1770 chars)

    ***TRIPLEX***TURNKEY RENTAL PROPERTY***INCOME PRODUCING*** If you are looking to add to your portfolio, then take a look at this oversized, cash flowing property boasting 4,188 square feet over 3 units. This triplex was renovated in 2022 (including roof) and since then the property has had updated plumbing, electrical, paint, made up to code for tenants to lease and many more updates that have receipts. Unit 512 has all new vinyl plank flooring throughout and a completely new bathroom, including shower, tub, vanity and toilet. Units 510 and 512 are currently leased and Unit 514 is now listed for lease after tenant moved out. All units combined leased for $4,075 when fully occupied. There is also room to increase rents going forward. Unit 510 (1,087 square feet) has 2 beds and 2 baths with an attached carport. Unit 512 is the largest unit at 1,775 square feet. This unit has 3 traditional bedrooms and 2 large living areas (the previous tenant used the second living area as a 4th bedroom with its huge closet) and 1 larger bathroom. Unit 514 (1,245 square feet) has 2 bedrooms and 1 bathroom and has a more open floorplan. There are 3 covered parking spaces and 3 additional uncovered parking spaces. Each unit has an assigned covered and uncovered parking space. The backyard is massive and has plenty of room to add additional units for future growth, as it has access to the road. Due to the property only having 1 water meter, the owner has been paying for water, sewage and trash. This can be solved by installing separate submeters and then having tenants paying for all utilities. Tenants pay for electric and internet. There is a community park and community pool within walking distance right across highway 80. The listing agent is also the owner.

21. 2023-11-05
    historical $1,300
22. 2023-11-03
    listed $1,300
23. 2023-11-03
    historical $1,300
24. 2023-09-22
    listed $1,300
25. 2023-09-22
    historical
26. 2023-09-03
    listed
27. 2023-08-30
    historical
28. 2023-08-06
    listed

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,388
• − Mortgage interest: −$23,527
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,271
• − Management: −$4,271
• − Depreciation: −$12,218
• Taxable income: $701
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $7,178/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This triplex is in excellent condition with recent renovations, including a new roof and updated bathrooms. It is move-in ready and well-suited for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Rental Replace HVAC filters — Improves tenant comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Rental Replace HVAC filters — Improves tenant comfort and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Grand Saline ISD
• NCES district ID: 4821450
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $41,621
• Composite: 29.99/100
• National rank: #6365
• State rank: #520 of 826 in TX

Livability — Grand Saline

• Score: 64/100
• State rank: #800
• US rank: #14580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Saline, TX
• Population (ZIP): 8,596

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 28% Two or more races 9%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 215.5979
• 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

+32207.7% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $420,000 NTREIS
• 2026-03-04 Listed for Rent $1,300 NTREIS
• 2026-03-04 Rental Removed $1,300 BUILDIUM
• 2026-02-03 Listed for Rent $1,300 BUILDIUM
• 2025-09-25 Price Changed $435,000 NTREIS
• 2025-04-02 Listed $450,000 NTREIS
• 2023-11-05 Rental Removed $1,300 BUILDIUM
• 2023-11-03 Listed for Rent $1,300 BUILDIUM
• 2023-11-03 Rental Removed $1,300 NTREIS
• 2023-09-22 Listed for Rent $1,300 NTREIS
• 2023-09-22 Rental Removed — BUILDIUM
• 2023-09-03 Listed for Rent — BUILDIUM
• 2023-08-30 Rental Removed — BUILDIUM
• 2023-08-06 Listed for Rent — BUILDIUM