1511 S High St · Brady, TX 76825

$120,000

3 bd · 1.0 ba · 2,049 sqft · SingleFamily public records · 63 Days on market

Built 1955 10,106 sqft lot $59/sqft · 35% below area Est $184k · 35% under ↓ 25% since listing

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Why this score? — see what drove the C+ 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 +15.7/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• 1% rule +4.9/10.0
• DSCR +4.8/10.0
• 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 home offers the perfect blend of space and flexibility, featuring 3, with the option for a 4th bedroom to fit your needs. Inside, you’ll find two living areas, including one that is generously sized, ideal for a game room, second living space, or entertaining area. A separate utility room adds everyday convenience, while the updated kitchen provides a fresh and functional space for cooking and gathering. Some rooms feature hardwood flooring, adding warmth and character throughout the home. The fenced backyard with a large gate entrance offers great accessibility and plenty of room for outdoor activities, pets, or additional storage options. The current owner has recently made several important improvements, including updates to the exterior electrical, pex plumbing, AC repairs, and the gas line from the meter to the home, giving added peace of mind. This home also presents a wonderful opportunity as a blank canvas to make your own, whether you’re looking to add your personal touch, invest, or create your dream space, the possibilities are endless. With its versatile layout and recent updates, this home is ready to adapt to your lifestyle. Some photos have been digitally staged.

Key facts

• Hardwood flooring
• Large gate entrance
• Two living areas

Tags

• TWO LIVING AREAS
• SEPARATE UTILITY ROOM
• UPDATED KITCHEN
• HARDWOOD FLOORING
• FENCED BACKYARD
• LARGE GATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $53 ($631/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (0.8% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 $9k of equity ($830 loan paydown + $8k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 8.4

CMA / ARV

• ARV (median comp): $183,878
• List price: $120,000
• Delta: -34.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 S Bradley St	0.18mi	4/2.0 (+1)	2,098 (+2%)	2mo	$140,000	$67	77
1506 Wall	0.36mi	3/2.0	2,000 (-2%)	9mo	$165,000	$83	68
1404 S China	0.33mi	3/2.0	1,862 (-9%)	2mo	$249,900	$134	64
607 W 15th St	0.23mi	3/2.0	2,177 (+6%)	14mo	$272,000	$125	64
602 W 12th St	0.33mi	3/2.0	2,122 (+4%)	20mo	$150,000	$71	58
2017 S High St	0.55mi	3/2.0	1,910 (-7%)	3mo	$247,500	$130	57
2005 S Pine St	0.44mi	4/2.0 (+1)	1,882 (-8%)	2mo	$234,000	$124	56
2000 S High St	0.40mi	3/2.0	1,900 (-7%)	17mo	$244,900	$129	51
2009 S China St	0.63mi	3/3.0	1,927 (-6%)	4mo	$210,000	$109	50
2013 S High St	0.52mi	3/2.0	1,764 (-14%)	5mo	$247,500	$140	45
1206 Live Oak St	0.50mi	3/2.0	2,287 (+12%)	15mo	$315,000	$138	41
2022 S High St	0.55mi	3/2.0	1,855 (-10%)	16mo	$190,000	$102	41

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: 18.1%
• Equity multiple: 2.25×
• Total profit: $41,847
• Equity at exit: $79,475

10-year hold

• IRR: 17.6%
• Equity multiple: 4.56×
• Total profit: $119,694
• Equity at exit: $147,745

Cash invested: $33,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$209 /mo · $2,504/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $53

Break-even live

Break-even rent $1,124

Max offer price $120,000

Occupancy floor 91%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   historical Active Contingent 1232-char remark

   Show marketing remark (1232 chars)

   This home offers the perfect blend of space and flexibility, featuring 3, with the option for a 4th bedroom to fit your needs. Inside, you’ll find two living areas, including one that is generously sized, ideal for a game room, second living space, or entertaining area. A separate utility room adds everyday convenience, while the updated kitchen provides a fresh and functional space for cooking and gathering. Some rooms feature hardwood flooring, adding warmth and character throughout the home. The fenced backyard with a large gate entrance offers great accessibility and plenty of room for outdoor activities, pets, or additional storage options. The current owner has recently made several important improvements, including updates to the exterior electrical, pex plumbing, AC repairs, and the gas line from the meter to the home, giving added peace of mind. This home also presents a wonderful opportunity as a blank canvas to make your own, whether you’re looking to add your personal touch, invest, or create your dream space, the possibilities are endless. With its versatile layout and recent updates, this home is ready to adapt to your lifestyle. Some photos have been digitally staged.

2. 2026-03-19
   listed $120,000 Active 1232-char remark

   Show marketing remark (1232 chars)

   This home offers the perfect blend of space and flexibility, featuring 3, with the option for a 4th bedroom to fit your needs. Inside, you’ll find two living areas, including one that is generously sized, ideal for a game room, second living space, or entertaining area. A separate utility room adds everyday convenience, while the updated kitchen provides a fresh and functional space for cooking and gathering. Some rooms feature hardwood flooring, adding warmth and character throughout the home. The fenced backyard with a large gate entrance offers great accessibility and plenty of room for outdoor activities, pets, or additional storage options. The current owner has recently made several important improvements, including updates to the exterior electrical, pex plumbing, AC repairs, and the gas line from the meter to the home, giving added peace of mind. This home also presents a wonderful opportunity as a blank canvas to make your own, whether you’re looking to add your personal touch, invest, or create your dream space, the possibilities are endless. With its versatile layout and recent updates, this home is ready to adapt to your lifestyle. Some photos have been digitally staged.

3. 2026-03-17
   historical
4. 2025-03-07
   listed $129,000 Active
5. 2025-03-04
   historical
6. 2025-01-15
   price $139,000
7. 2024-07-22
   listed $159,900 Active
8. 2000-07-28
   soldstatus
9. 2000-07-18
   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: $2,504 · $209/mo
• Projected year-2 tax: $2,504 · $209/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 7/10 Severe 7 d/yr ≥105°F today · 22 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: $14,287
• − Mortgage interest: −$6,722
• − Property taxes: −$2,504
• − Insurance: −$600
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,491
• Taxable loss: −$1,316
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $947/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

-25.0% since first listed

9 events — show timeline

• 2026-05-14 Contingent — NTREIS
• 2026-03-19 Listed $120,000 NTREIS
• 2026-03-17 Listing Removed — NTREIS
• 2025-03-07 Listed $129,000 NTREIS
• 2025-03-04 Listing Removed — NTREIS
• 2025-01-15 Price Changed $139,000 NTREIS
• 2024-07-22 Listed $159,900 NTREIS
• 2000-07-28 Sold (Public Records) — Public Records
• 2000-07-18 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,504 · +10.1% YoY. Source: county tax records.