906 S Cedar St · Brownfield, TX 79316

$120,000

4 bd · 2.0 ba · 1,697 sqft · SingleFamily public records · 237 Days on market

Built 1959 ↓ 17% 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your future home! This charming 4-bedroom, 2-bathroom house is now available for sale on South Cedar Street in Brownfield. With plenty of space for comfortable living, this property is perfect for families or anyone looking for a spacious, inviting place to call their own. Featuring 4 bedrooms providing ample space for relaxation and privacy. Two bathrooms offer convenience and comfort. Enjoy the benefits of a 2-car garage plus a 2-car carport, giving you plenty of room for vehicles, with storage in the back yard. This home boasts a prime location with easy access to all the amenities the town has to offer. Whether you're headed to local schools, shopping, parks, or restaurants, everything you need is just minutes away.

Key facts

• 2 garage spots
• Built 1959
• Listed 237 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#298 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D, schools F.
• Brownfield ISD (town): math 26% / reading 27% proficiency, ranked #704 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2 units permitted in Terry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Terry County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,680
• Equity at exit: $17,892

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $10,815
• Equity at exit: $10,375

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 79316

• Active inventory: 91
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$230 /mo · $2,758/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $199

Break-even live

Break-even rent $1,151

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $267	-5% $233	+0% $199	+5% $165	+10% $131
Rent	-10% $88	-5% $144	+0% $199	+5% $255	+10% $310
Rate	-1.0pp $260	-0.5pp $230	base $199	+0.5pp $168	+1.0pp $137

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 E Lons St Brownfield, TX	3.0	2.0	1356	$1,050	$0.77	44d	1	0.43mi
1707 Gillham Dr Brownfield, TX	3.0	2.0	2064	$1,800	$0.87	44d	1	0.50mi

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 237 DOM
2. 2026-06-17
   days on market $120,000 Active 236 DOM
3. 2026-06-16
   days on market $120,000 Active 235 DOM
4. 2026-06-15
   days on market $120,000 Active 234 DOM
5. 2026-06-13
   days on market $120,000 Active 232 DOM
6. 2026-06-12
   days on market $120,000 Active 231 DOM
7. 2026-06-09
   days on market $120,000 Active 228 DOM
8. 2026-06-08
   days on market $120,000 Active 227 DOM
9. 2026-06-08
   days on market $120,000 Active 226 DOM
10. 2026-06-07
    days on market $120,000 Active 225 DOM
11. 2026-06-03
    days on market $120,000 Active 222 DOM
12. 2026-06-02
    days on market $120,000 Active 221 DOM
13. 2026-06-01
    days on market $120,000 Active 220 DOM
14. 2026-05-31
    days on market $120,000 Active 219 DOM
15. 2026-05-01
    price $120,000 740-char remark

    Show marketing remark (740 chars)

    Welcome to your future home! This charming 4-bedroom, 2-bathroom house is now available for sale on South Cedar Street in Brownfield. With plenty of space for comfortable living, this property is perfect for families or anyone looking for a spacious, inviting place to call their own. Featuring 4 bedrooms providing ample space for relaxation and privacy. Two bathrooms offer convenience and comfort. Enjoy the benefits of a 2-car garage plus a 2-car carport, giving you plenty of room for vehicles, with storage in the back yard. This home boasts a prime location with easy access to all the amenities the town has to offer. Whether you're headed to local schools, shopping, parks, or restaurants, everything you need is just minutes away.

16. 2026-02-11
    price $135,000 740-char remark

    Show marketing remark (740 chars)

    Welcome to your future home! This charming 4-bedroom, 2-bathroom house is now available for sale on South Cedar Street in Brownfield. With plenty of space for comfortable living, this property is perfect for families or anyone looking for a spacious, inviting place to call their own. Featuring 4 bedrooms providing ample space for relaxation and privacy. Two bathrooms offer convenience and comfort. Enjoy the benefits of a 2-car garage plus a 2-car carport, giving you plenty of room for vehicles, with storage in the back yard. This home boasts a prime location with easy access to all the amenities the town has to offer. Whether you're headed to local schools, shopping, parks, or restaurants, everything you need is just minutes away.

17. 2025-10-20
    listed $145,000 Active 740-char remark

    Show marketing remark (740 chars)

    Welcome to your future home! This charming 4-bedroom, 2-bathroom house is now available for sale on South Cedar Street in Brownfield. With plenty of space for comfortable living, this property is perfect for families or anyone looking for a spacious, inviting place to call their own. Featuring 4 bedrooms providing ample space for relaxation and privacy. Two bathrooms offer convenience and comfort. Enjoy the benefits of a 2-car garage plus a 2-car carport, giving you plenty of room for vehicles, with storage in the back yard. This home boasts a prime location with easy access to all the amenities the town has to offer. Whether you're headed to local schools, shopping, parks, or restaurants, everything you need is just minutes away.

ⓘ 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: $2,758 · $230/mo
• Projected year-2 tax: $2,758 · $230/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,837
• − Mortgage interest: −$6,722
• − Property taxes: −$2,758
• − Insurance: −$600
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,491
• Taxable income: $572
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $2,254/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: Brownfield ISD
• NCES district ID: 4811610
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 27% ▲ 1.00%
• Median HH income: $37,385
• Composite: 22.1/100
• National rank: #8180
• State rank: #704 of 826 in TX

Livability — Brownfield

• Score: 71/100
• State rank: #298
• US rank: #6822

Category grades

Amenities D Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownfield, TX
• Population (ZIP): 9,907

Population outlook (Terry County) Hauer SSP2

• Today (2025): 13,220 people
• By 2030: 13,500 · +2.1%
• By 2040: 14,327 · +8.4%
• By 2050: 15,340 · +16.0%
• By 2075: 18,459 · +39.6%
• By 2100: 20,433 · +54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 37% Two or more races 32% Black 5%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Italian 2% Slovak 1% German 1%
• Foreign-born: 8% · Canada
• Languages at home: 63% English-only · Spanish 34% German/W. Germanic 2%

Political lean MEDSL · Terry

• 2024 margin: Solid R (+65.2) · D 17.2% · R 82.3%
• 2008→2024 swing: -30.1pp toward R · 2008: -35.0pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+56.9 2016: R+49.4 2012: R+41.6 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.34%
• Current HPI: 104.1813
• 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

-17.2% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $120,000 LARMLS
• 2026-02-11 Price Changed $135,000 LARMLS
• 2025-10-20 Listed $145,000 LARMLS

Property tax history

+7.2%/yr

Latest (2025): $2,758 · +8.8% YoY. Source: county tax records.