1421 S High St · Brady, TX 76825

$89,500

3 bd · 1.0 ba · 1,193 sqft · SingleFamily public records · 6 Days on market

Built 1930 0.31 ac lot Est $141k · 36% 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 +23.1/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1930 vintage rock home offering 1,397 sqft, 3 bedrooms, and 1 bathroom on a . 31-acre corner lot in Brady, Texas. This classic property features a welcoming living room with fireplace that flows into a formal dining area, maintaining the character and layout of its era. A standout detail is the original stonemason's unique signature—a built-in “doll piece” set into the stone archway on the front porch—adding rare historic charm. Ideal as a restoration project or investment property, this home offers solid bones, vintage craftsmanship, and plenty of potential on a spacious lot. Call to view today.

Key facts

• Historic charm
• Spacious lot
• Corner lot

Tags

• CORNER LOT
• ORIGINAL STONEMASON SIGNATURE
• HISTORIC CHARM
• VINTAGE CRAFTSMANSHIP
• SPACIOUS LOT

Property features AI

Finance

• Other: Located in the Spiller subdivision

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Traditional/Other style; 2 stories
• Construction: Brick and stone construction; Composition and metal roof
• Exterior features: Level lot; Publicly maintained road access; Storage structure on property

Interior

• Flooring: Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No cooling
• Interior features: Laminate and wood flooring; Natural gas heating; No central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $90k).
• Cap rate 8.4% 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 ($619 loan paydown + $6k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,500

Questions for the listing agent

1. Built in 1930 — 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: 1.06% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $140,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Bridge	0.08mi	2/2.0 (-1)	1,130 (-5%)	5mo	$155,000	$137	74
310 Otte	0.34mi	3/2.0	1,171 (-2%)	4mo	$130,000	$111	74
1701 S High St	0.16mi	2/1.5 (-1)	1,173 (-2%)	15mo	$139,000	$118	70
909 Calcutta	0.44mi	3/2.0	1,174 (-2%)	6mo	$130,000	$111	68
1019 W 11 St	0.61mi	3/1.5	1,196 (+0%)	4mo	$160,000	$134	66
900 S Cypress St	0.46mi	3/1.0	1,232 (+3%)	10mo	$30,000	$24	64
1815 S Oak St	0.39mi	3/2.0	1,314 (+10%)	1mo	$179,000	$136	60
405 E 5th St	0.64mi	3/2.0	1,156 (-3%)	2mo	$69,000	$60	59
1604 S Blackburn St	0.15mi	2/1.0 (-1)	1,080 (-10%)	18mo	$99,900	$93	57
611 Poplar	0.65mi	2/2.0 (-1)	1,180 (-1%)	3mo	$185,000	$157	57
1807 S Bradley	0.27mi	2/1.0 (-1)	1,024 (-14%)	9mo	$129,900	$127	51
1205 S Cypress	0.27mi	2/1.0 (-1)	1,319 (+11%)	18mo	$112,000	$85	50

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: 22.8%
• Equity multiple: 2.55×
• Total profit: $38,875
• Equity at exit: $59,275

10-year hold

• IRR: 21.4%
• Equity multiple: 5.22×
• Total profit: $105,693
• Equity at exit: $110,193

Cash invested: $25,060 (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: 7.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $160

Break-even live

Break-even rent $747

Max offer price $89,500

Occupancy floor 78%

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: $22,375
• Closing costs: $2,685
• 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	0.65mi

Listing history 6 events

1. 2026-06-18
   days on market $89,500 Active 6 DOM
2. 2026-06-17
   days on market $89,500 Active 5 DOM
3. 2026-06-16
   days on market $89,500 Active 4 DOM
4. 2026-06-15
   days on market $89,500 Active 3 DOM
5. 2026-06-12
   remarks 603-char remark
6. 2026-06-12
   listed $89,500 Active 1 DOM

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,638 · $136/mo
• Expected delta: +$635/yr (+$53/mo · 63.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $11,400
• − Mortgage interest: −$5,013
• − Property taxes: −$1,003
• − Insurance: −$448
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,604
• Taxable income: $508
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,801/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 events — show timeline

• 2026-06-12 Listed $89,500 CHCMLS
• 1999-03-02 Sold (Public Records) — Public Records
• 1996-10-11 Sold (Public Records) — Public Records
• 1995-10-27 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,003 · +27.4% YoY. Source: county tax records.