1803 S Pecan St · Brady, TX 76825

$79,000

2 bd · 1.0 ba · 798 sqft · SingleFamily public records · 41 Days on market

Built 1945 7,013 sqft lot $99/sqft · at area comps Est $82k · at est.

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• Appreciation +8.3/10.0
• 1% rule +7.0/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Modern interior updates throughout this 2BR/1BA home with laundry room, new metal roof, fenced backyard, single attached carport, and detached garage/storage. Strong investment potential or suitable for personal use. Appliances convey. Call to view today!

Key facts

• New metal roof
• Laundry room
• Fenced backyard

Tags

• LAUNDRY ROOM
• NEW METAL ROOF
• FENCED BACKYARD
• SINGLE ATTACHED CARPORT
• DETACHED GARAGE STORAGE

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Traditional style; Single-story
• Construction: Wood siding; Metal roof
• Exterior features: Level lot; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Window unit(s); Wall unit(s)
• Interior features: Range; Refrigerator; Ceiling fan(s); Window unit(s); Wall unit(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 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 $6k of equity ($546 loan paydown + $5k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (median comp): $82,412
• List price: $79,000
• Delta: -4.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Ruby	0.27mi	2/1.0	784 (-2%)	20mo	$51,000	$65	68
1805 S Bradley	0.07mi	1/1.0 (-1)	730 (-8%)	13mo	$79,900	$109	66
501 E 10th St	0.54mi	2/1.0	862 (+8%)	7mo	$75,000	$87	55
605 E 6th St	0.74mi	2/1.0	800 (+0%)	16mo	$54,000	$68	52
901 S Plum St	0.69mi	2/1.0	880 (+10%)	14mo	$76,000	$86	40

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: 28.3%
• Equity multiple: 2.90×
• Total profit: $42,079
• Equity at exit: $52,321

10-year hold

• IRR: 26.1%
• Equity multiple: 5.97×
• Total profit: $109,999
• Equity at exit: $97,265

Cash invested: $22,120 (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: 6.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $264

Break-even live

Break-even rent $616

Max offer price $79,000

Occupancy floor 67%

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: $19,750
• Closing costs: $2,370
• 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	43d	1	0.48mi

Listing history 16 events

1. 2026-06-18
   days on market $79,000 Active 41 DOM
2. 2026-06-17
   days on market $79,000 Active 40 DOM
3. 2026-06-16
   days on market $79,000 Active 39 DOM
4. 2026-06-15
   days on market $79,000 Active 38 DOM
5. 2026-06-13
   days on market $79,000 Active 36 DOM
6. 2026-06-12
   days on market $79,000 Active 35 DOM
7. 2026-06-09
   days on market $79,000 Active 32 DOM
8. 2026-06-08
   days on market $79,000 Active 31 DOM
9. 2026-06-08
   days on market $79,000 Active 30 DOM
10. 2026-06-05
    days on market $79,000 Active 28 DOM
11. 2026-06-03
    days on market $79,000 Active 26 DOM
12. 2026-06-02
    days on market $79,000 Active 25 DOM
13. 2026-06-01
    days on market $79,000 Active 24 DOM
14. 2026-05-31
    days on market $79,000 Active 23 DOM
15. 2026-05-05
    listed $79,000 Active 255-char remark
16. 2004-03-15
    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: $476 · $40/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$970/yr (+$81/mo · 204.0%)

ⓘ 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 · 20 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: $11,400
• − Mortgage interest: −$4,425
• − Property taxes: −$476
• − Insurance: −$395
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,298
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,688/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

2 events — show timeline

• 2026-05-05 Listed $79,000 CHCMLS
• 2004-03-15 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $476 · +5.0% YoY. Source: county tax records.