1500 Wildwood Dr · Brownwood, TX 76802

$139,900

4 bd · 2.5 ba · 2,118 sqft · SingleFamily · 191 Days on market

Built 1996 0.38 ac lot $66/sqft · 48% below area Est $269k · 48% under ↓ 12% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +4.7/10.0
• 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

Discover comfort, space, and small-town convenience at 1500 Wildwood Dr in Early, Texas. This inviting home sits on a generous corner lot just outside the city limits of Early with shopping, dining, and an easy drive into Brownwood nearby. Featuring a bright, split bedroom, open layout, the home offers a spacious living area, well-appointed kitchen, and comfortable bedrooms designed to fit a variety of lifestyles. The yard provides plenty of room for outdoor living, pets, play, and future improvements. Whether you're looking for your first home, downsizing, or wanting a solid investment in a growing area, this property delivers exceptional value in a great location. For a showing, please reach out! Don't miss this opportunity!

Key facts

• Spacious living area
• Great location
• Corner lot

Tags

• CORNER LOT
• OUTDOOR LIVING
• WELL-APPOINTED KITCHEN
• SPACIOUS LIVING AREA
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.7% 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.
• Early ISD (town): math 53% / reading 57% proficiency, ranked #110 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($123k) 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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: 10.81%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $269,022
• List price: $139,900
• Delta: -48.00%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 Wildwood Dr	0.06mi	4/3.0	2,128 (+0%)	22mo	$159,000	$75	76

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $10,837
• Equity at exit: $20,860

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $52,402
• Equity at exit: $12,096

Cash invested: $39,172 (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: 49
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $527

Break-even live

Break-even rent $1,037

Max offer price $139,900

Occupancy floor 64%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $139,900 Active 191 DOM
2. 2026-06-17
   days on market $139,900 Active 190 DOM
3. 2026-06-16
   days on market $139,900 Active 189 DOM
4. 2026-06-15
   days on market $139,900 Active 188 DOM
5. 2026-06-13
   days on market $139,900 Active 186 DOM
6. 2026-06-12
   days on market $139,900 Active 185 DOM
7. 2026-06-09
   days on market $139,900 Active 182 DOM
8. 2026-06-09
   price $139,900 Active 181 DOM
9. 2026-04-23
   price $148,900 736-char remark

   Show marketing remark (736 chars)

   Discover comfort, space, and small-town convenience at 1500 Wildwood Dr in Early, Texas. This inviting home sits on a generous corner lot just outside the city limits of Early with shopping, dining, and an easy drive into Brownwood nearby. Featuring a bright, split bedroom, open layout, the home offers a spacious living area, well-appointed kitchen, and comfortable bedrooms designed to fit a variety of lifestyles. The yard provides plenty of room for outdoor living, pets, play, and future improvements. Whether you're looking for your first home, downsizing, or wanting a solid investment in a growing area, this property delivers exceptional value in a great location. For a showing, please reach out! Don't miss this opportunity!

10. 2026-04-08
    price $158,900 736-char remark

    Show marketing remark (736 chars)

    Discover comfort, space, and small-town convenience at 1500 Wildwood Dr in Early, Texas. This inviting home sits on a generous corner lot just outside the city limits of Early with shopping, dining, and an easy drive into Brownwood nearby. Featuring a bright, split bedroom, open layout, the home offers a spacious living area, well-appointed kitchen, and comfortable bedrooms designed to fit a variety of lifestyles. The yard provides plenty of room for outdoor living, pets, play, and future improvements. Whether you're looking for your first home, downsizing, or wanting a solid investment in a growing area, this property delivers exceptional value in a great location. For a showing, please reach out! Don't miss this opportunity!

11. 2026-02-16
    price $159,900 736-char remark

    Show marketing remark (736 chars)

    Discover comfort, space, and small-town convenience at 1500 Wildwood Dr in Early, Texas. This inviting home sits on a generous corner lot just outside the city limits of Early with shopping, dining, and an easy drive into Brownwood nearby. Featuring a bright, split bedroom, open layout, the home offers a spacious living area, well-appointed kitchen, and comfortable bedrooms designed to fit a variety of lifestyles. The yard provides plenty of room for outdoor living, pets, play, and future improvements. Whether you're looking for your first home, downsizing, or wanting a solid investment in a growing area, this property delivers exceptional value in a great location. For a showing, please reach out! Don't miss this opportunity!

12. 2025-11-24
    listed $169,900 Active 736-char remark

    Show marketing remark (736 chars)

    Discover comfort, space, and small-town convenience at 1500 Wildwood Dr in Early, Texas. This inviting home sits on a generous corner lot just outside the city limits of Early with shopping, dining, and an easy drive into Brownwood nearby. Featuring a bright, split bedroom, open layout, the home offers a spacious living area, well-appointed kitchen, and comfortable bedrooms designed to fit a variety of lifestyles. The yard provides plenty of room for outdoor living, pets, play, and future improvements. Whether you're looking for your first home, downsizing, or wanting a solid investment in a growing area, this property delivers exceptional value in a great location. For a showing, please reach out! Don't miss this opportunity!

13. 1999-12-21
    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: $331 · $28/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$2,229/yr (+$186/mo · 672.6%)

ⓘ 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: $20,456
• − Mortgage interest: −$7,837
• − Property taxes: −$331
• − Insurance: −$700
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$4,070
• Taxable income: $4,245
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $5,306/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: Early ISD
• NCES district ID: 4817790
• Math proficiency: 53% ▲ 5.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $51,123
• Composite: 47.03/100
• National rank: #2343
• State rank: #110 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

• 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

-12.4% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $148,900 NTREIS
• 2026-04-08 Price Changed $158,900 NTREIS
• 2026-02-16 Price Changed $159,900 NTREIS
• 2025-11-24 Listed $169,900 NTREIS
• 1999-12-21 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $331 · -8.7% YoY. Source: county tax records.