2603 Belmeade St · Brownwood, TX 76801

$69,999

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 68 Days on market

Built 1950 0.29 ac lot

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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
• 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

JUST LISTED! This lovely home available in a quiet neighborhood in Brownwood, TX. This is a location has nearby access to US-377, US-84, and US-183. The property is being sold AS IS except the owner is planning on putting a NEW ROOF on this home. The location is good and this property has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. When you call us be sure and ask about some other homes, we may have available in this same area We might even have a PACKAGE DEAL in this Brownwood Area.

Key facts

• Quiet neighborhood
• New roof
• 0.29 acre lot

Tags

• QUIET NEIGHBORHOOD
• NEARBY ACCESS TO US-377
• NEARBY ACCESS TO US-84
• NEARBY ACCESS TO US-183
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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+, 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); Brownwood H S (math 55% / reading 49%, grade D+, #447 of 1,632 statewide, top 29%, 971 students, 54% FRL).
• Market conditions: 377 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.95% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.20%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $173,333
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2607 1st St	0.18mi	3/1.0	1,247 (0%)	3mo	$142,500	$114	89
2711 Elizabeth Dr	0.15mi	3/1.0	1,200 (-4%)	3mo	$149,000	$124	84
2302 Berkley St	0.27mi	3/1.0	1,276 (+2%)	1mo	$178,000	$139	83
2306 Austin Ave	0.47mi	3/2.0	1,260 (+1%)	1mo	$204,000	$162	72
2503 Belmeade St	0.09mi	3/1.0	1,072 (-14%)	3mo	$135,000	$126	70
2501 Greenway Dr	0.19mi	3/2.0	1,363 (+9%)	2mo	$209,000	$153	70
2400 Belmeade Ave	0.19mi	3/1.0	1,420 (+14%)	1mo	$149,000	$105	67
1007 Lackey St	0.33mi	2/1.0 (-1)	1,111 (-11%)	4mo	$139,900	$126	58
3317 1st St	0.73mi	3/2.0	1,222 (-2%)	3mo	$214,900	$176	56
1801 6th St	0.69mi	3/1.0	1,363 (+9%)	2mo	$143,500	$105	51
2415 Good Shepherd Dr	0.68mi	3/2.0	1,390 (+12%)	1mo	$265,000	$191	44
2103 9th St	0.57mi	3/2.0	1,062 (-15%)	2mo	$185,000	$174	43

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: 26.0%
• Equity multiple: 2.08×
• Total profit: $21,114
• Equity at exit: $10,437

10-year hold

• IRR: 33.7%
• Equity multiple: 4.08×
• Total profit: $60,382
• Equity at exit: $6,052

Cash invested: $19,600 (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 76801

• Active inventory: 377
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $508

Break-even live

Break-even rent $720

Max offer price $69,999

Occupancy floor 58%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	43d	1	0.69mi
3201 Stephen F Austin Dr Lot 130 Brownwood, TX	3.0	2.0	1120	$1,200	$1.07	43d	1	1.13mi
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	43d	1	1.35mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	43d	1	1.35mi

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-02-04
   listed $69,999 Active
3. 2024-07-23
   soldstatus
4. 1999-10-29
   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: $1,276 · $106/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$5/yr ($0/mo · 0.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 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: $16,367
• − Mortgage interest: −$3,921
• − Property taxes: −$1,276
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$2,036
• Taxable income: $5,367
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $4,813/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

4 events — show timeline

• 2026-04-13 Pending — HARMLS
• 2026-02-04 Listed $69,999 HARMLS
• 2024-07-23 Sold (Public Records) — Public Records
• 1999-10-29 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,276 · -2.1% YoY. Source: county tax records.