1206 8th St · Brownwood, TX 76802

$99,999

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 72 Days on market

Built 2002 3,334 sqft lot Est $116k · 14% under ↓ 17% 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 +25.1/30.0
• ARV discount +13.9/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• 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

This charming gem is perfect as a starter home or a forever home. With its Craftsman style, welcoming front porch, high ceilings, hardwood floors, and spacious rooms, it’s easy to imagine making it your own. Recent updates include a remodeled bathroom with a large shower, fresh interior and exterior paint, and a metal roof added within the last six years. Original hardwood floors and lovely French doors add to its warm, inviting character. Plus, a 14'x6' metal storage building attached to the covered carport offers plenty of storage or workspace. This one’s a must-see!

Key facts

• Metal roof
• Remodeled bathroom
• Large shower

Tags

• CRAFTSMAN STYLE
• WELCOMING FRONT PORCH
• REMODELED BATHROOM
• LARGE SHOWER
• METAL ROOF
• ORIGINAL HARDWOOD FLOORS

Property features AI

Finance

• Other: Property is treated as a single residential parcel; Municipal Utility District: No
• Financial info: Listing terms include Cash, Conventional, FHA-203(k)
• HOA & community: No homeowners association

Exterior

• Parking: 1 covered parking space; 1 carport space; Alley access to parking
• Utilities: Electricity connected; City water; City sewer; Natural gas available; Cable available
• Home design: Single-family residence; Residential property; One-story; Subdivision: Sweet Addition
• Construction: Wood construction; Metal roof; Pillar/post/pier foundation; Year built: Unknown
• Exterior features: Alley access; Asphalt and curbed streets; City water and city sewer available; Cable available; Natural gas available

Interior

• Kitchen: Built-in cabinets; Dual sinks; Solid surface (non-natural) countertops; Walk-in pantry; Gas range/oven; Plumbed for gas in kitchen; Refrigerator included
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom on main level — approx. 16 x 13; Second bedroom on main level — approx. 13 x 13
• Flooring: Carpet; Hardwood; Luxury vinyl plank
• Bathrooms: 1 full bathroom on the main level with built-in cabinets, Corian-type countertops, and a separate shower
• Heating & cooling: Wall furnace heating; Window unit cooling
• Interior features: Cable TV available; High-speed internet available; Pantry; One living area; One dining area; 6 total rooms; Levels: One
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.8% 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: Coggin El (math 45% / reading 34%, grade F, #1,545 of 4,322 statewide, top 38%, 708 students, 79% FRL); Brownwood Middle (math 39% / reading 41%, grade F, #646 of 1,662 statewide, top 40%, 485 students, 64% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

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 $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.14% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $116,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 3rd St	0.39mi	2/1.0	1,146 (+2%)	7mo	$139,000	$121	72
1620 Avenue D	0.23mi	2/1.0	1,036 (-8%)	10mo	$105,000	$101	69
1510 4th St	0.30mi	2/1.0	1,196 (+7%)	8mo	$139,000	$116	68
1808 8th St	0.39mi	3/1.0 (+1)	1,130 (+1%)	10mo	$118,000	$104	67
2204 Avenue C	0.20mi	2/1.0	1,230 (+10%)	8mo	$63,000	$51	67
1209 Irma St	0.56mi	2/1.0	1,174 (+5%)	3mo	$92,900	$79	63
1215 Avenue J	0.63mi	2/1.0	1,160 (+4%)	8mo	$54,999	$47	58
2204 Berkley St	0.74mi	3/1.0 (+1)	1,128 (+1%)	6mo	$134,900	$120	55
1217 Avenue D	0.51mi	2/1.0	1,226 (+10%)	9mo	$52,000	$42	53
405 4th St	0.49mi	2/1.0	972 (-13%)	3mo	$43,200	$44	52
2103 9th St	0.64mi	3/2.0 (+1)	1,062 (-5%)	2mo	$185,000	$174	51
504 5th St	0.45mi	3/2.0 (+1)	1,200 (+7%)	9mo	$259,000	$216	51

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,096
• Equity at exit: $14,910

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $16,374
• Equity at exit: $8,646

Cash invested: $28,000 (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 76802

• Home prices YoY: -23.6%
• Active inventory: 51
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $221

Break-even live

Break-even rent $863

Max offer price $99,999

Occupancy floor 76%

Sensitivity live

Price	-10% $278	-5% $250	+0% $221	+5% $193	+10% $165
Rent	-10% $131	-5% $176	+0% $221	+5% $266	+10% $312
Rate	-1.0pp $272	-0.5pp $247	base $221	+0.5pp $195	+1.0pp $169

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	45d	1	0.28mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	45d	1	0.28mi
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	45d	1	1.04mi

Listing history 7 events

1. 2026-05-10
   status Pending
2. 2026-05-02
   historical Active Option Contract
3. 2026-03-31
   price $99,999
4. 2026-03-20
   price $114,999
5. 2026-02-26
   listed $119,999 Active
6. 2007-01-22
   soldstatus
7. 2001-05-09
   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: $1,389 · $116/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$441/yr (+$37/mo · 31.8%)

ⓘ 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: $13,719
• − Mortgage interest: −$5,601
• − Property taxes: −$1,389
• − Insurance: −$500
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,909
• Taxable income: $1,124
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,386/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): 5,317

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 15% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 8% Serbian 6% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1% Other Indo-European 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: ▼ -58.34%
• Current HPI: 189.3611
• 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

-16.7% since first listed

7 events — show timeline

• 2026-05-10 Pending — NTREIS
• 2026-05-02 Contingent — NTREIS
• 2026-03-31 Price Changed $99,999 NTREIS
• 2026-03-20 Price Changed $114,999 NTREIS
• 2026-02-26 Listed $119,999 NTREIS
• 2007-01-22 Sold (Public Records) — Public Records
• 2001-05-09 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,389 · +6.2% YoY. Source: county tax records.