206 N 1st St · Bangs, TX 76823

$42,900

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 37 Days on market

Poor condition 0.53 ac lot $45/sqft · 46% below area ↓ 4% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

This is the perfect property to restore and make your home or fix up or a quick flip. The home still needs some cleaning, but seller is motivated to sell it. You would need to come view to get the full range of potential and put your ideas into motion. There is an old mobile home on back of lot which is not of any real value but could possibly be fixed up. The seller will consider owner finance with 20% down

Key facts

• 0.53 acre lot
• Parking
• Listed 37 days

Property features AI

Finance

• Other: Property is listed for sale and is active under contract
• Financial info: No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Year built not specified
• Exterior features: Half-acre lot (approximately 0.534 acres); Will not subdivide

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom (1st floor) — approx. 10 x 12
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $43k).
• Recommended offer: $42k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#739 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D+, health & safety D+, 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.
• Zoned schools: J B Stephens El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 418 students, 71% FRL) — zoned schools average 71% FRL vs 50% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 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

• In year one you build about $2k of equity ($297 loan paydown + $2k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; severe 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 $41,613 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.79% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.01%
• DSCR: 2.25
• GRM: 4.6

CMA / ARV

• ARV (median comp): $139,986
• List price: $42,900
• Delta: -69.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 S First St	0.22mi	2/1.0	936 (-2%)	4mo	$50,000	$53	84
305 S West St	0.35mi	2/1.0	888 (-7%)	11mo	$75,000	$84	63
401 E Goodwin St	0.46mi	3/2.0 (+1)	984 (+3%)	3mo	$159,000	$162	61
505 W Kyle St	0.31mi	2/1.0	1,040 (+9%)	23mo	$89,900	$86	51
103 S 6th St	0.43mi	3/1.5 (+1)	1,056 (+11%)	14mo	$69,000	$65	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.29×
• Total profit: $27,538
• Equity at exit: $24,058

10-year hold

• IRR: 35.6%
• Equity multiple: 6.66×
• Total profit: $67,991
• Equity at exit: $41,312

Cash invested: $12,012 (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 76823

• Home prices YoY: 2.8%
• Active inventory: 41
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $280

Break-even live

Break-even rent $415

Max offer price $42,900

Occupancy floor 59%

Sensitivity live

Price	-10% $305	-5% $293	+0% $280	+5% $268	+10% $256
Rent	-10% $220	-5% $250	+0% $280	+5% $311	+10% $341
Rate	-1.0pp $302	-0.5pp $291	base $280	+0.5pp $269	+1.0pp $258

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 E Hall St Unit Bangs -3 Bangs, TX	2.0	1.0	864	$765	$0.89	44d	1	0.53mi
804 E Hall St Unit Bangs -1 Bangs, TX	2.0	1.0	864	$775	$0.90	44d	1	0.53mi

Listing history 8 events

1. 2026-06-04
   status $42,900 Pending 37 DOM
2. 2026-06-03
   days on market $42,900 Active Option Contract 37 DOM
3. 2026-06-02
   days on market $42,900 Active Option Contract 36 DOM
4. 2026-06-01
   days on market $42,900 Active Option Contract 35 DOM
5. 2026-05-31
   days on market $42,900 Active Option Contract 34 DOM
6. 2026-05-11
   price $42,900 413-char remark
7. 2026-04-24
   listed $44,900 Active 413-char remark
8. 1990-09-04
   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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $9,240
• − Mortgage interest: −$2,403
• − Property taxes: −$1,021
• − Insurance: −$214
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$1,248
• Taxable income: $2,875
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $2,675/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including deep cleaning, landscaping, and kitchen/bathroom updates. It presents an opportunity for significant value enhancement.

Repairs flagged

• Major Kitchen cabinets — Dirty and in need of cleaning
• Major Bathroom cabinets — Dirty and in need of cleaning
• Major Exterior siding — Overgrown vegetation, debris
• Major Landscaping — Overgrown vegetation, debris

Value-add opportunities

• Both Deep cleaning and minor repairs — Improves both resale and rental value
• Both Landscaping and exterior maintenance — Enhances curb appeal and rental value
• Both Kitchen and bathroom updates — Improves functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dirty and in need of cleaning	Major	$15,000–50,000
Bathroom cabinets · Dirty and in need of cleaning	Major	$15,000–50,000
Exterior siding · Overgrown vegetation, debris	Major	$15,000–50,000
Landscaping · Overgrown vegetation, debris	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Deep cleaning and minor repairs — Improves both resale and rental value ↑
• Both Landscaping and exterior maintenance — Enhances curb appeal and rental value ↑
• Both Kitchen and bathroom updates — Improves functionality and appeal ↑

ⓘ 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: 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 — Bangs

• Score: 64/100
• State rank: #739
• US rank: #13470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bangs, TX
• Population (ZIP): 2,911

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 20% Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 1%

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: ▲ 4.90%
• Current HPI: 182.4666
• 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

-4.5% since first listed

7 events — show timeline

• 2026-06-15 Sold (MLS) — NTREIS
• 2026-06-03 Pending — NTREIS
• 2026-05-25 Contingent — NTREIS
• 2026-05-25 Pending — NTREIS
• 2026-05-11 Price Changed $42,900 NTREIS
• 2026-04-24 Listed $44,900 NTREIS
• 1990-09-04 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,021 · -1.0% YoY. Source: county tax records.