704 S 2nd St · Bangs, TX 76823

$60,000

3 bd · 1.0 ba · 870 sqft · SingleFamily public records · 611 Days on market

9,757 sqft lot $69/sqft · 51% below area ↓ 14% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2BR 1BA rental home in Bangs. Keep it as a rental or make it your own!

Key facts

• Rental home
• 9,757 sq ft lot
• Garage

Tags

• RENTAL HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#739 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D+, employment D+, health & safety D+.
• Bangs ISD (rural): math 49% / reading 53% proficiency, ranked #178 of 826 in TX (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $3k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 611 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; severe 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 611 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.28% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $121,790
• List price: $60,000
• Delta: -50.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 S West St	0.29mi	2/1.0 (-1)	888 (+2%)	11mo	$75,000	$84	69
201 S First St	0.23mi	2/1.0 (-1)	936 (+8%)	4mo	$50,000	$53	69
709 Fourth St	0.15mi	2/1.0 (-1)	775 (-11%)	6mo	$129,500	$167	65
401 E Goodwin St	0.21mi	3/2.0	984 (+13%)	3mo	$159,000	$162	62
203 S 2nd St	0.21mi	2/1.0 (-1)	752 (-14%)	17mo	$49,900	$66	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.17×
• Total profit: $19,643
• Equity at exit: $33,647

10-year hold

• IRR: 18.6%
• Equity multiple: 4.24×
• Total profit: $54,437
• Equity at exit: $57,780

Cash invested: $16,800 (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 76823

• Home prices YoY: 2.8%
• Active inventory: 40
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$25
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $95

Break-even live

Break-even rent $649

Max offer price $60,000

Occupancy floor 83%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 E Hall St Unit Bangs -3 Bangs, TX	2.0	1.0	864	$765	$0.89	44d	1	0.60mi
804 E Hall St Unit Bangs -1 Bangs, TX	2.0	1.0	864	$775	$0.90	44d	1	0.60mi

Listing history 23 events

1. 2026-06-18
   days on market $60,000 Active 611 DOM
2. 2026-06-17
   days on market $60,000 Active 610 DOM
3. 2026-06-16
   days on market $60,000 Active 609 DOM
4. 2026-06-15
   days on market $60,000 Active 608 DOM
5. 2026-06-13
   days on market $60,000 Active 606 DOM
6. 2026-06-12
   days on market $60,000 Active 605 DOM
7. 2026-06-09
   days on market $60,000 Active 602 DOM
8. 2026-06-08
   days on market $60,000 Active 601 DOM
9. 2026-06-08
   days on market $60,000 Active 600 DOM
10. 2026-06-05
    days on market $60,000 Active 598 DOM
11. 2026-06-03
    days on market $60,000 Active 596 DOM
12. 2026-06-02
    days on market $60,000 Active 595 DOM
13. 2026-06-01
    days on market $60,000 Active 594 DOM
14. 2026-05-31
    days on market $60,000 Active 593 DOM
15. 2025-09-13
    price $60,000 70-char remark

    Show marketing remark (70 chars)

    2BR 1BA rental home in Bangs. Keep it as a rental or make it your own!

16. 2025-05-24
    price $69,900 70-char remark

    Show marketing remark (70 chars)

    2BR 1BA rental home in Bangs. Keep it as a rental or make it your own!

17. 2025-01-21
    status Active 70-char remark

    Show marketing remark (70 chars)

    2BR 1BA rental home in Bangs. Keep it as a rental or make it your own!

18. 2024-12-11
    historical 70-char remark

    Show marketing remark (70 chars)

    2BR 1BA rental home in Bangs. Keep it as a rental or make it your own!

19. 2024-09-19
    status Active 70-char remark

    Show marketing remark (70 chars)

    2BR 1BA rental home in Bangs. Keep it as a rental or make it your own!

20. 2024-09-09
    historical Active Option Contract 70-char remark

    Show marketing remark (70 chars)

    2BR 1BA rental home in Bangs. Keep it as a rental or make it your own!

21. 2024-08-30
    listed $70,000 Active 70-char remark

    Show marketing remark (70 chars)

    2BR 1BA rental home in Bangs. Keep it as a rental or make it your own!

22. 2021-07-26
    soldstatus
23. 2018-07-02
    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: $577 · $48/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$521/yr (+$43/mo · 90.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $9,240
• − Mortgage interest: −$3,361
• − Property taxes: −$577
• − Insurance: −$1,802
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$1,745
• Taxable income: $276
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $1,078/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: Bangs ISD
• NCES district ID: 4809390
• Math proficiency: 49% ▲ 6.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $43,702
• Composite: 43.0/100
• National rank: #3105
• State rank: #178 of 826 in TX

Livability — Bangs

• Score: 64/100
• State rank: #739
• US rank: #13470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bangs, TX
• Population (ZIP): 2,911

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 20% Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 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: ▲ 4.90%
• Current HPI: 182.4666
• 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

-14.3% since first listed

9 events — show timeline

• 2025-09-13 Price Changed $60,000 NTREIS
• 2025-05-24 Price Changed $69,900 NTREIS
• 2025-01-21 Relisted — NTREIS
• 2024-12-11 Listing Removed — NTREIS
• 2024-09-19 Relisted — NTREIS
• 2024-09-09 Contingent — NTREIS
• 2024-08-30 Listed $70,000 NTREIS
• 2021-07-26 Sold (Public Records) — Public Records
• 2018-07-02 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $577 · -0.6% YoY. Source: county tax records.