1610 Wood St · Brownwood, TX 76801

$92,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 12 Days on market

Built 1964 8,973 sqft lot $109/sqft · 28% below area Est $128k · 28% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.9/10.0
• 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

Location is key to finding the right home! The is an incredible home for the first time home buyer or the couple looking to downsize to a wonderful, safe neighborhood. Also would be a great affordable investment property. There have been recent electrical upgrades with the installation of a new electical panel on the exterior of the house as required by current code. Two bedrooms and one bath are ready for your phase of life. Love yardwork but hate mowing a monster size lawn? This is your place. Limited traffic is a plus on this dead end city street. During the school year walk the kids to school, during the summer take a walk to the park and splash pad just up the street. This great littl

Key facts

• Limited traffic
• Splash pad
• Safe neighborhood

Tags

• SAFE NEIGHBORHOOD
• LIMITED TRAFFIC
• WALK TO SCHOOL
• WALK TO PARK
• SPLASH PAD
• GARAGE WITH WASHER AND DRYER

Property features AI

Finance

• Other: Property is a residential single-family home; Subdivision: Bonnie Highlands
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1-car) with garage door opener; Covered parking space; Driveway; Garage faces front (approx. 10' wide x 25' deep, 8' height)
• Utilities: City water; City sewer; Curbs; Located in a municipal utility district
• Home design: Single-family residence; One story; Accessible grip included
• Construction: Siding exterior; Slab foundation; Built in 1964
• Exterior features: Covered front porch; Chain link fencing; Large backyard with grass; Few trees; Interior lot

Interior

• Kitchen: Electric range; Refrigerator; Kitchen with built-in cabinets
• Bedrooms: Two bedrooms (both on the main level); Primary bedroom on the main level
• Flooring: Ceramic tile; Linoleum
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Ceiling fan(s); Window unit(s) for cooling
• Interior features: High-speed internet available; Window coverings; Built-in cabinets in kitchen and bathroom
• Laundry & utility: Washer hookup; Electric dryer hookup; Full-size washer/dryer area; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 8.8% 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 $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 12 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; 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 $92,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.19% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.0

CMA / ARV

• ARV (median comp): $128,077
• List price: $92,000
• Delta: -28.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 Wood St	0.03mi	3/1.5 (+1)	964 (+14%)	10mo	$147,800	$153	60
3616 4th St	0.25mi	2/1.0	744 (-12%)	15mo	$105,000	$141	56
3901 4th St	0.44mi	3/1.0 (+1)	966 (+14%)	17mo	$95,900	$99	36

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,543
• Equity at exit: $13,717

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $13,808
• Equity at exit: $7,954

Cash invested: $25,760 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $194

Break-even live

Break-even rent $846

Max offer price $92,000

Occupancy floor 77%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 Stephen F Austin Dr Lot 130 Brownwood, TX	3.0	2.0	1120	$1,200	$1.07	44d	1	0.46mi
3613 Durham Ave Brownwood, TX	1.0	1.0	790	$1,000	$1.27	44d	1	0.47mi

Listing history 5 events

1. 2026-05-13
   status Pending 915-char remark
2. 2026-05-07
   historical Active Option Contract 915-char remark
3. 2026-05-01
   listed $92,000 Active 915-char remark
4. 2025-12-19
   soldstatus
5. 1985-03-22
   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: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/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 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: $13,090
• − Mortgage interest: −$5,153
• − Property taxes: −$1,769
• − Insurance: −$460
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,676
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $2,098/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

5 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-05-01 Listed $92,000 NTREIS
• 2025-12-19 Sold (Public Records) — Public Records
• 1985-03-22 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,769 · +6.2% YoY. Source: county tax records.