1508 Avenue E · Brownwood, TX 76801

$95,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 41 Days on market

7,405 sqft lot Est $95k · at est.

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.7/15.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 2BR, 1B home with large front porch. Property has been a rental for many years and has great potential for investors but is also a good property for buyers willing to do updates. Several updates has been completed with a new gas line to the house and new roof and decking. Original hardwood floors in most rooms. Previously rented for $800 per month but with some TLC could be substantially increased. The large back yard is partially privacy fenced and the front yard is completely chain linked fenced.

Key facts

• Large front porch
• Large back yard
• New roof

Tags

• LARGE FRONT PORCH
• NEW GAS LINE
• NEW ROOF
• ORIGINAL HARDWOOD FLOORS
• LARGE BACK YARD
• PARTIALLY PRIVACY FENCED

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: No carport or covered parking reported; Other parking type listed
• Utilities: City water; City sewer; Not located in a municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached to other properties
• Construction: Year built not specified
• Exterior features: Lot under 0.5 acre (approximately 0.17 acre); Subdivision: Ford; Directions listed as 1508 Avenue E, Brownwood

Interior

• Kitchen: Kitchen with utility area in the kitchen
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; Three total rooms; Living area includes one living room and one dining area; Gas water heater
• Laundry & utility: Utility located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.8% 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+, amenities F.
• Brownwood ISD (town): math 45% / reading 41% proficiency, ranked #344 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coggin El (math 45% / reading 34%, grade F, #1,545 of 4,322 statewide, top 38%, 708 students, 79% FRL) — zoned schools average 79% FRL vs 54% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 380 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($92k) 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 $92,150 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.15% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $95,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Avenue C	0.26mi	2/1.0	911 (-4%)	12mo	$109,900	$121	72
1620 Avenue D	0.10mi	2/1.0	1,036 (+10%)	10mo	$105,000	$101	71
405 4th St	0.46mi	2/1.0	972 (+3%)	3mo	$43,200	$44	71
1700 4th St	0.28mi	2/1.0	877 (-7%)	6mo	$115,000	$131	70
1806 1st St	0.44mi	2/1.0	936 (-1%)	10mo	$75,000	$80	70
1000 Vincent St	0.60mi	2/1.0	974 (+3%)	8mo	$29,000	$30	60
1810 9th St	0.54mi	2/1.0	857 (-9%)	2mo	$69,000	$81	57
1617 2nd St	0.27mi	3/1.0 (+1)	902 (-4%)	23mo	$114,700	$127	56
1507 Avenue J	0.34mi	2/1.0	804 (-15%)	6mo	$39,000	$49	55
2400 Avenue I	0.67mi	2/1.0	896 (-5%)	21mo	$130,000	$145	43
1810 Vine	0.66mi	2/2.0	1,060 (+12%)	14mo	$80,000	$75	34
2104 6th St	0.65mi	3/1.0 (+1)	1,027 (+9%)	22mo	$148,000	$144	32

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-359
• Equity at exit: $14,165

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $19,047
• Equity at exit: $8,214

Cash invested: $26,600 (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 76801

• Active inventory: 380
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $236

Break-even live

Break-even rent $796

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $290	-5% $263	+0% $236	+5% $209	+10% $182
Rent	-10% $150	-5% $193	+0% $236	+5% $279	+10% $323
Rate	-1.0pp $284	-0.5pp $260	base $236	+0.5pp $211	+1.0pp $186

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	44d	1	0.46mi

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 41 DOM
2. 2026-06-17
   days on market $95,000 Active 40 DOM
3. 2026-06-16
   days on market $95,000 Active 39 DOM
4. 2026-06-15
   days on market $95,000 Active 38 DOM
5. 2026-06-13
   days on market $95,000 Active 36 DOM
6. 2026-06-12
   days on market $95,000 Active 35 DOM
7. 2026-06-09
   days on market $95,000 Active 32 DOM
8. 2026-06-08
   days on market $95,000 Active 31 DOM
9. 2026-06-08
   days on market $95,000 Active 30 DOM
10. 2026-06-07
    days on market $95,000 Active 29 DOM
11. 2026-06-03
    days on market $95,000 Active 26 DOM
12. 2026-06-02
    days on market $95,000 Active 25 DOM
13. 2026-06-01
    days on market $95,000 Active 24 DOM
14. 2026-05-31
    days on market $95,000 Active 23 DOM
15. 2026-05-08
    listed $95,000 Active
16. 2008-12-12
    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: $1,094 · $91/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$644/yr (+$54/mo · 58.9%)

ⓘ 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: $13,140
• − Mortgage interest: −$5,321
• − Property taxes: −$1,094
• − Insurance: −$475
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,764
• Taxable income: $1,383
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,501/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: Brownwood ISD
• NCES district ID: 4811700
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $37,395
• Composite: 35.8/100
• National rank: #4833
• State rank: #344 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

• Census place: Brownwood, TX
• Population (ZIP): 25,152

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 26% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 82% English-only · Spanish 17%

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: ▼ -121.52%
• Current HPI: 164.0992
• 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

• 2026-05-08 Listed $95,000 NTREIS
• 2008-12-12 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,094 · +0.7% YoY. Source: county tax records.