2104 Avenue E · Brownwood, TX 76801

$90,000

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 216 Days on market

7,492 sqft lot $97/sqft · 18% below area Est $116k · 22% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.2/10.0
• 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 MLS

This cozy home in quiet neighborhood is the perfect starter home or investment property. The huge 24' X 24' carport with alley access provides for ample covered parking. Large fully-fenced backyard is awaiting family gatherings. Recently leveled foundation with transferable warranty! Call for your tour today!

Key facts

• 7,492 sq ft lot
• Listed 216 days

Tags

• CARPORT WITH ALLEY ACCESS
• FULLY-FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.9% 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: 380 active listings in the ZIP; 1 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (median comp): $115,688
• List price: $90,000
• Delta: -22.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Avenue C	0.25mi	2/1.0	911 (-2%)	12mo	$109,900	$121	75
1810 9th St	0.34mi	2/1.0	857 (-8%)	2mo	$69,000	$81	69
1700 4th St	0.43mi	2/1.0	877 (-6%)	6mo	$115,000	$131	65
405 4th St	0.57mi	2/1.0	972 (+4%)	3mo	$43,200	$44	63
2400 Avenue I	0.31mi	2/1.0	896 (-4%)	21mo	$130,000	$145	62
1806 1st St	0.70mi	2/1.0	936 (+1%)	10mo	$75,000	$80	58
1620 Avenue D	0.33mi	2/1.0	1,036 (+11%)	10mo	$105,000	$101	57
1507 Avenue J	0.49mi	2/1.0	804 (-14%)	6mo	$39,000	$49	50
2204 13th St	0.73mi	3/1.0 (+1)	916 (-2%)	11mo	$124,900	$136	49
2803 Avenue C	0.49mi	3/1.0 (+1)	1,026 (+10%)	15mo	$49,900	$49	42
2103 9th St	0.59mi	3/2.0 (+1)	1,062 (+14%)	2mo	$185,000	$174	38
2104 6th St	0.64mi	3/1.0 (+1)	1,027 (+10%)	22mo	$148,000	$144	30

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,088
• Equity at exit: $13,419

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $23,300
• Equity at exit: $7,782

Cash invested: $25,200 (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: 380
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $262

Break-even live

Break-even rent $764

Max offer price $90,000

Occupancy floor 71%

Sensitivity live

Price	-10% $313	-5% $287	+0% $262	+5% $236	+10% $211
Rent	-10% $175	-5% $218	+0% $262	+5% $305	+10% $348
Rate	-1.0pp $307	-0.5pp $285	base $262	+0.5pp $238	+1.0pp $215

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	44d	1	0.34mi

Listing history 27 events

1. 2026-06-21
   days on market $90,000 Active 216 DOM
2. 2026-06-18
   days on market $90,000 Active 214 DOM
3. 2026-06-17
   days on market $90,000 Active 213 DOM
4. 2026-06-16
   days on market $90,000 Active 212 DOM
5. 2026-06-15
   days on market $90,000 Active 211 DOM
6. 2026-06-13
   days on market $90,000 Active 209 DOM
7. 2026-06-12
   days on market $90,000 Active 208 DOM
8. 2026-06-09
   days on market $90,000 Active 205 DOM
9. 2026-06-08
   days on market $90,000 Active 204 DOM
10. 2026-06-08
    days on market $90,000 Active 203 DOM
11. 2026-06-07
    days on market $90,000 Active 202 DOM
12. 2026-06-03
    days on market $90,000 Active 199 DOM
13. 2026-06-02
    pricedays on market $90,000 Active 198 DOM
14. 2026-06-01
    days on market $99,000 Active 197 DOM
15. 2026-05-31
    days on market $99,000 Active 196 DOM
16. 2026-02-24
    price $99,000 312-char remark

    Show marketing remark (312 chars)

    This cozy home in quiet neighborhood is the perfect starter home or investment property. The huge 24' X 24' carport with alley access provides for ample covered parking. Large fully-fenced backyard is awaiting family gatherings. Recently leveled foundation with transferable warranty! Call for your tour today!

17. 2025-11-15
    listed $107,000 Active 312-char remark

    Show marketing remark (312 chars)

    This cozy home in quiet neighborhood is the perfect starter home or investment property. The huge 24' X 24' carport with alley access provides for ample covered parking. Large fully-fenced backyard is awaiting family gatherings. Recently leveled foundation with transferable warranty! Call for your tour today!

18. 2025-11-15
    historical

    Show marketing remark (312 chars)

    This cozy home in quiet neighborhood is the perfect starter home or investment property. The huge 24' X 24' carport with alley access provides for ample covered parking. Large fully-fenced backyard is awaiting family gatherings. Recently leveled foundation with transferable warranty! Call for your tour today!

19. 2025-11-04
    price $107,000
20. 2025-08-05
    price $109,000
21. 2025-04-21
    price $114,900
22. 2025-03-31
    price $119,900
23. 2024-11-15
    listed $129,900 Active
24. 2009-05-20
    soldstatus
25. 2009-05-18
    soldstatus
26. 2009-04-22
    historical
27. 2009-03-06
    listed $29,500

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$520/yr (+$43/mo · 46.2%)

ⓘ 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 6/10 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: $13,140
• − Mortgage interest: −$5,041
• − Property taxes: −$1,127
• − Insurance: −$450
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,618
• Taxable income: $1,801
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $2,708/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

+235.6% since first listed

12 events — show timeline

• 2026-02-24 Price Changed $99,000 NTREIS
• 2025-11-15 Listing Removed — NTREIS
• 2025-11-15 Listed $107,000 NTREIS
• 2025-11-04 Price Changed $107,000 NTREIS
• 2025-08-05 Price Changed $109,000 NTREIS
• 2025-04-21 Price Changed $114,900 NTREIS
• 2025-03-31 Price Changed $119,900 NTREIS
• 2024-11-15 Listed $129,900 NTREIS
• 2009-05-20 Sold (Public Records) — Public Records
• 2009-05-18 Sold (MLS) — NTREIS
• 2009-04-22 Listing Removed — NTREIS
• 2009-03-06 Listed $29,500 NTREIS

Property tax history

+5.5%/yr

Latest (2025): $1,127 · +0.7% YoY. Source: county tax records.