901 S Walnut St · Brady, TX 76825

$60,000

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 27 Days on market

Built 1938 10,018 sqft lot $42/sqft · 47% below area Est $113k · 47% under ↓ 13% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• 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 3 bed 2 bath on a corner lot in the heart of Brady is priced to sell with tons of potential! This is a great opportunity for an investor or homeowner to purchase a property, make renovations and build instant equity.

Key facts

• 0.23 acre lot
• Built 1938
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.5% 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, schools D-, amenities 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.
• Market conditions: 105 active listings in the ZIP; 2 units permitted in McCulloch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.40%
• DSCR: 2.49
• GRM: 4.2

CMA / ARV

• ARV (median comp): $112,515
• List price: $60,000
• Delta: -42.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 S Cypress	0.27mi	3/2.0	1,440 (+0%)	4mo	$185,000	$128	79
900 S Cypress St	0.02mi	3/1.0	1,232 (-14%)	10mo	$30,000	$24	67
1307 S China St	0.27mi	3/2.0	1,440 (+0%)	21mo	$200,000	$139	65
900 W 4th St	0.26mi	3/2.0	1,390 (-3%)	18mo	$49,900	$36	64
606 Poplar Dr	0.22mi	2/2.0 (-1)	1,475 (+3%)	21mo	$175,000	$119	59
1205 S Cypress	0.21mi	2/1.0 (-1)	1,319 (-8%)	18mo	$112,000	$85	57
1904 S Pine	0.72mi	3/1.0	1,241 (-14%)	19mo	$85,000	$68	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 44.7%
• Equity multiple: 3.92×
• Total profit: $49,053
• Equity at exit: $39,737

10-year hold

• IRR: 41.3%
• Equity multiple: 8.18×
• Total profit: $120,618
• Equity at exit: $73,872

Cash invested: $16,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $468

Break-even live

Break-even rent $585

Max offer price $60,000

Occupancy floor 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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $60,000 Active 27 DOM
2. 2026-06-17
   days on market $60,000 Active 26 DOM
3. 2026-06-16
   days on market $60,000 Active 25 DOM
4. 2026-06-15
   days on market $60,000 Active 24 DOM
5. 2026-06-13
   days on market $60,000 Active 22 DOM
6. 2026-06-12
   days on market $60,000 Active 21 DOM
7. 2026-06-09
   days on market $60,000 Active 18 DOM
8. 2026-06-08
   days on market $60,000 Active 17 DOM
9. 2026-06-08
   days on market $60,000 Active 16 DOM
10. 2026-06-05
    days on market $60,000 Active 14 DOM
11. 2026-06-03
    days on market $60,000 Active 12 DOM
12. 2026-06-02
    days on market $60,000 Active 11 DOM
13. 2026-06-01
    days on market $60,000 Active 10 DOM
14. 2026-05-31
    days on market $60,000 Active 9 DOM
15. 2026-05-18
    status Pending 221-char remark

    Show marketing remark (221 chars)

    This 3 bed 2 bath on a corner lot in the heart of Brady is priced to sell with tons of potential! This is a great opportunity for an investor or homeowner to purchase a property, make renovations and build instant equity.

16. 2026-05-14
    historical 221-char remark

    Show marketing remark (221 chars)

    This 3 bed 2 bath on a corner lot in the heart of Brady is priced to sell with tons of potential! This is a great opportunity for an investor or homeowner to purchase a property, make renovations and build instant equity.

17. 2026-01-10
    status Active 221-char remark

    Show marketing remark (221 chars)

    This 3 bed 2 bath on a corner lot in the heart of Brady is priced to sell with tons of potential! This is a great opportunity for an investor or homeowner to purchase a property, make renovations and build instant equity.

18. 2026-01-10
    price $65,000 221-char remark

    Show marketing remark (221 chars)

    This 3 bed 2 bath on a corner lot in the heart of Brady is priced to sell with tons of potential! This is a great opportunity for an investor or homeowner to purchase a property, make renovations and build instant equity.

19. 2025-09-29
    status Active 221-char remark

    Show marketing remark (221 chars)

    This 3 bed 2 bath on a corner lot in the heart of Brady is priced to sell with tons of potential! This is a great opportunity for an investor or homeowner to purchase a property, make renovations and build instant equity.

20. 2025-09-04
    status Pending 221-char remark

    Show marketing remark (221 chars)

    This 3 bed 2 bath on a corner lot in the heart of Brady is priced to sell with tons of potential! This is a great opportunity for an investor or homeowner to purchase a property, make renovations and build instant equity.

21. 2025-05-19
    listed $75,000 Active 221-char remark

    Show marketing remark (221 chars)

    This 3 bed 2 bath on a corner lot in the heart of Brady is priced to sell with tons of potential! This is a great opportunity for an investor or homeowner to purchase a property, make renovations and build instant equity.

22. 2008-07-10
    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: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥105°F today · 19 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: $14,120
• − Mortgage interest: −$3,361
• − Property taxes: −$1,467
• − Insurance: −$300
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$1,745
• Taxable income: $4,987
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $4,415/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

-13.3% since first listed

8 events — show timeline

• 2026-05-18 Pending — SAAR TX
• 2026-05-14 Delisted — SAAR TX
• 2026-01-10 Relisted — SAAR TX
• 2026-01-10 Price Changed $65,000 SAAR TX
• 2025-09-29 Relisted — SAAR TX
• 2025-09-04 Pending — SAAR TX
• 2025-05-19 Listed $75,000 SAAR TX
• 2008-07-10 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,467 · +108.4% YoY. Source: county tax records.