1603 S Oak St · Brady, TX 76825

$94,900

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 116 Days on market

Built 2018 0.48 ac lot ↓ 4% since listing

---

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 +19.3/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This adorable 2-bedroom, 2-bath home sits on nearly half an acre and was built in 2018, offering modern construction that has been exceptionally well maintained. Inside, you’ll find a comfortable and functional layout perfect for everyday living. The fenced backyard provides plenty of space for pets, gardening, or simply enjoying the outdoors. Additional improvements include a carport and a storage building, adding extra convenience and functionality. With its spacious lot and well-kept home, this property is a wonderful opportunity for homeowners looking for comfort, space, and easy living.

Key facts

• Modern construction
• Storage building
• Carport

Tags

• FENCED BACKYARD
• CARPORT
• STORAGE BUILDING
• SPACIOUS LOT
• MODERN CONSTRUCTION
• PRIME IN-TOWN LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.3% in Brady — 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 72/100 on livability (#270 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Brady ISD (rural): math 50% / reading 46% proficiency, ranked #238 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brady El (math 33% / reading 34%, grade F, #2,174 of 4,322 statewide, top 51%, 476 students, 74% FRL); Brady Middle (math 61% / reading 50%, grade B-, #240 of 1,662 statewide, top 15%, 180 students, 58% FRL); Brady H S (math 62% / reading 67%, grade B-, #199 of 1,632 statewide, top 14%, 300 students, 58% FRL).
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in McCulloch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($656 loan paydown + $6k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.39×
• Total profit: $37,062
• Equity at exit: $62,851

10-year hold

• IRR: 19.4%
• Equity multiple: 4.88×
• Total profit: $103,126
• Equity at exit: $116,841

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 76825

• Home prices YoY: 4.2%
• Active inventory: 105
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $104

Break-even live

Break-even rent $818

Max offer price $94,900

Occupancy floor 84%

Sensitivity live

Price	-10% $158	-5% $131	+0% $104	+5% $78	+10% $51
Rent	-10% $29	-5% $67	+0% $104	+5% $142	+10% $179
Rate	-1.0pp $152	-0.5pp $129	base $104	+0.5pp $80	+1.0pp $55

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2030 Menard Hwy Unit 6 Brady, TX	2.0	1.0	804	$950	$1.18	45d	1	0.66mi

Listing history 6 events

1. 2026-06-01
   days on market $94,900 Active 116 DOM
2. 2026-05-31
   days on market $94,900 Active 115 DOM
3. 2026-03-03
   price $94,900 610-char remark

   Show marketing remark (610 chars)

   This adorable 2-bedroom, 2-bath home sits on nearly half an acre and was built in 2018, offering modern construction that has been exceptionally well maintained. Inside, you’ll find a comfortable and functional layout perfect for everyday living. The fenced backyard provides plenty of space for pets, gardening, or simply enjoying the outdoors. Additional improvements include a carport and a storage building, adding extra convenience and functionality. With its spacious lot and well-kept home, this property is a wonderful opportunity for homeowners looking for comfort, space, and easy living.

4. 2026-02-05
   listed $99,000 Active 610-char remark

   Show marketing remark (610 chars)

   This adorable 2-bedroom, 2-bath home sits on nearly half an acre and was built in 2018, offering modern construction that has been exceptionally well maintained. Inside, you’ll find a comfortable and functional layout perfect for everyday living. The fenced backyard provides plenty of space for pets, gardening, or simply enjoying the outdoors. Additional improvements include a carport and a storage building, adding extra convenience and functionality. With its spacious lot and well-kept home, this property is a wonderful opportunity for homeowners looking for comfort, space, and easy living.

5. 1992-07-29
   soldstatus
6. 1991-09-11
   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: $1,306 · $109/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: +$430/yr (+$36/mo · 33.0%)

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

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$5,316
• − Property taxes: −$1,306
• − Insurance: −$474
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,761
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,321/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: Brady ISD
• NCES district ID: 4811110
• Math proficiency: 50% ▼ -2.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $38,179
• Composite: 40.02/100
• National rank: #3826
• State rank: #238 of 826 in TX

Livability — Brady

• Score: 72/100
• State rank: #270
• US rank: #6336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brady, TX
• Population (ZIP): 6,595

Population outlook (McCulloch County) Hauer SSP2

• Today (2025): 8,509 people
• By 2030: 8,544 · +0.4%
• By 2040: 8,555 · +0.5%
• By 2050: 8,486 · -0.3%
• By 2075: 8,089 · -4.9%
• By 2100: 6,599 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 33% Two or more races 21%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Italian 8% Lithuanian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · McCulloch

• 2024 margin: Solid R (+73.4) · D 12.9% · R 86.3%
• 2008→2024 swing: -22.4pp toward R · 2008: -51.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.3 2016: R+67.0 2012: R+62.9 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.53%
• Current HPI: 161.5061
• 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

-4.1% since first listed

4 events — show timeline

• 2026-03-03 Price Changed $94,900 NTREIS
• 2026-02-05 Listed $99,000 NTREIS
• 1992-07-29 Sold (Public Records) — Public Records
• 1991-09-11 Sold (Public Records) — Public Records

Property tax history

+40.1%/yr

Latest (2025): $1,306 · -19.1% YoY. Source: county tax records.