123 E Mccaulley Ave · Bronte, TX 76933

$94,900

3 bd · 2.0 ba · 1,258 sqft · SingleFamily public records · 260 Days on market

Built 1975 0.32 ac lot $75/sqft · 30% below area ↓ 30% since listing

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

Key facts

• Enclosed back porch
• Solar panel system
• Corner lot

Tags

• CORNER LOT
• SOLAR PANEL SYSTEM
• ENCLOSED BACK PORCH
• SPACIOUS COUNTRY KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-77 ($-922/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (14.8% below list).
• Recommended offer: $81k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#506 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety C-, schools D+, amenities F.
• Bronte ISD (rural): math 45% / reading 50% proficiency, ranked #473 of 1,141 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3 units permitted in Coke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($656 loan paydown + $3k appreciation (3.0% local appreciation)).
• Coke County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,876 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
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: 0.85% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (median comp): $192,280
• List price: $94,900
• Delta: -50.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Mcdowell St	0.53mi	3/1.5	1,320 (+5%)	0mo	$177,000	$134	65
219 N Woods St	0.47mi	2/1.0 (-1)	1,336 (+6%)	24mo	$44,500	$33	39

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: 4.3%
• Equity multiple: 1.25×
• Total profit: $6,589
• Equity at exit: $42,671

10-year hold

• IRR: 7.5%
• Equity multiple: 2.14×
• Total profit: $30,394
• Equity at exit: $65,761

Cash invested: $26,572 (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 76933

• Active inventory: 25
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $-77

Break-even live

Break-even rent $906

Max offer price $81,331

Occupancy floor —

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 SE Railroad St Unit NA Bronte, TX	2.0	2.0	890	$775	$0.87	21d	1	0.23mi
306 SE Railroad St Unit NA Bronte, TX	2.0	2.0	890	$775	$0.87	21d	1	0.23mi
312 SE Railroad St Unit NA Bronte, TX	3.0	2.0	990	$895	$0.90	21d	1	0.24mi
236 W Barclay Ave Unit NA Bronte, TX	2.0	2.0	890	$775	$0.87	21d	1	0.29mi

Listing history 25 events

1. 2026-06-19
   days on market $94,900 Active 260 DOM
2. 2026-06-18
   days on market $94,900 Active 259 DOM
3. 2026-06-17
   days on market $94,900 Active 258 DOM
4. 2026-06-16
   days on market $94,900 Active 257 DOM
5. 2026-06-15
   days on market $94,900 Active 256 DOM
6. 2026-06-14
   days on market $94,900 Active 254 DOM
7. 2026-06-13
   days on market $94,900 Active 253 DOM
8. 2026-06-10
   days on market $94,900 Active 251 DOM
9. 2026-06-09
   days on market $94,900 Active 250 DOM
10. 2026-06-08
    days on market $94,900 Active 249 DOM
11. 2026-06-07
    days on market $94,900 Active 248 DOM
12. 2026-06-03
    days on market $94,900 Active 244 DOM
13. 2026-06-02
    days on market $94,900 Active 243 DOM
14. 2026-06-01
    days on market $94,900 Active 242 DOM
15. 2026-05-31
    days on market $94,900 Active 241 DOM
16. 2026-05-30
    days on market $94,900 Active 240 DOM
17. 2026-05-05
    price $94,900 613-char remark

    Show marketing remark (613 chars)

    Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

18. 2026-04-02
    price $102,000 613-char remark

    Show marketing remark (613 chars)

    Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

19. 2026-03-03
    price $109,900 613-char remark

    Show marketing remark (613 chars)

    Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

20. 2026-02-04
    price $118,000 613-char remark

    Show marketing remark (613 chars)

    Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

21. 2026-01-05
    price $124,900 613-char remark

    Show marketing remark (613 chars)

    Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

22. 2025-12-02
    price $129,000 613-char remark

    Show marketing remark (613 chars)

    Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

23. 2025-10-31
    price $132,000 613-char remark

    Show marketing remark (613 chars)

    Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

24. 2025-09-30
    listed $134,900 Active 613-char remark

    Show marketing remark (613 chars)

    Quiet Small-Town Living...in Bronte, TX! This three-bedroom ranch style home has lots of living with lots of potential! Features include three bedrooms, two baths, generous sized living and dining areas, spacious country kitchen, enclosed back porch, separate utility room and an attached two car garage on a corner lot, too! The solar panel system installed is being sold strictly as-is with no information available. Property is being sold strictly as-is but affordably priced! Bring your tools and decorating ideas, schedule your private showing and make this your dream home or investment property today!

25. 1989-02-09
    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: $2,142 · $179/mo
• Projected year-2 tax: $2,142 · $179/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $9,705
• − Mortgage interest: −$5,316
• − Property taxes: −$2,142
• − Insurance: −$474
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$2,761
• Taxable loss: −$2,541
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $-312/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: Bronte ISD
• NCES district ID: 4811490
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $42,324
• Composite: 42.09/100
• National rank: #7047
• State rank: #473 of 1141 in TX

Livability — Bronte

• Score: 68/100
• State rank: #506
• US rank: #10016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bronte, TX
• Population (ZIP): 1,467

Population outlook (Coke County) Hauer SSP2

• Today (2025): 3,120 people
• By 2030: 3,073 · -1.5%
• By 2040: 3,008 · -3.6%
• By 2050: 2,973 · -4.7%
• By 2075: 3,028 · -2.9%
• By 2100: 2,989 · -4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 7% Slovak 6% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 2%

Political lean MEDSL · Coke

• 2024 margin: Solid R (+79.6) · D 9.9% · R 89.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -60.7pp · 2024: -79.6pp
• All cycles: 2024: R+79.6 2020: R+79.1 2016: R+79.1 2012: R+73.8 2008: R+60.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-29.7% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $94,900 NTREIS
• 2026-04-02 Price Changed $102,000 NTREIS
• 2026-03-03 Price Changed $109,900 NTREIS
• 2026-02-04 Price Changed $118,000 NTREIS
• 2026-01-05 Price Changed $124,900 NTREIS
• 2025-12-02 Price Changed $129,000 NTREIS
• 2025-10-31 Price Changed $132,000 NTREIS
• 2025-09-30 Listed $134,900 NTREIS
• 1989-02-09 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,142 · +33.1% YoY. Source: county tax records.