2406 Elizabeth Dr · Brownwood, TX 76801

$155,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 41 Days on market

0.33 ac lot Est $160k · at est.

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +8.8/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• 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

Older 2BR, 1B home in a desirable neighborhood close to Coggin Park. Original hardwood floors in portion of home. A fixer-upper that needs attention but has great potential. Metal roof, attached garage, and huge fenced backyard. Ideal property for investor, rental, or someone looking to downsize. Needs work, but could be a good home to live in or as an investment property.

Key facts

• Central hvac
• Separate dining room
• Updated windows

Tags

• LUXURY VINYL PLANK FLOORING
• CENTRAL HVAC
• BREAKFAST BAR
• GAS RANGE
• SEPARATE DINING ROOM
• UPDATED WINDOWS

Property features AI

Finance

• Financial info: Accepts cash, conventional, FHA, VA, USDA loans and 1031 exchanges
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; Garage door opener; Garage faces front; 1 covered/garage space (garage dimensions ~18' x 21')
• Utilities: City water; City sewer; Electricity connected; Overhead utilities
• Home design: Single-family residence; Attached property; One story; Deed restrictions
• Construction: Siding and wood construction; Year built not provided
• Exterior features: Few trees; Interior lot; Barbed wire/metal fencing; Asphalt exterior access (driveway/streets)

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Cable TV available; High-speed internet available; One living area; One dining area; Total of 7 rooms; Single-story layout
• Laundry & utility: Individual water meter

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $2 ($24/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 $132k (15.0% below list).
• Recommended offer: $132k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: East El (math 64% / reading 54%, grade B-, #409 of 4,322 statewide, top 10%, 316 students, 79% FRL); Brownwood Middle (math 39% / reading 41%, grade F, #646 of 1,662 statewide, top 40%, 485 students, 64% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 379 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $131,737 (15.0% 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 15% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $159,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2503 Belmeade St	0.14mi	3/1.0	1,072 (-7%)	3mo	$135,000	$126	80
2204 Berkley St	0.28mi	3/1.0	1,128 (-2%)	6mo	$134,900	$120	79
1007 Lackey St	0.21mi	2/1.0 (-1)	1,111 (-3%)	4mo	$139,900	$126	77
2711 Elizabeth Dr	0.30mi	3/1.0	1,200 (+4%)	3mo	$149,000	$124	76
2607 1st St	0.16mi	3/1.0	1,247 (+9%)	3mo	$142,500	$114	75
2302 Berkley St	0.25mi	3/1.0	1,276 (+11%)	1mo	$178,000	$139	69
2306 Austin Ave	0.29mi	3/2.0	1,260 (+10%)	1mo	$204,000	$162	66
2901 Austin Ave	0.50mi	2/1.0 (-1)	1,130 (-2%)	4mo	$198,500	$176	66
2506 Vincent St	0.34mi	3/1.5	1,056 (-8%)	4mo	$148,900	$141	66
2703 1st St	0.23mi	3/2.0	1,271 (+11%)	5mo	$139,900	$110	64
2103 9th St	0.59mi	3/2.0	1,062 (-8%)	2mo	$185,000	$174	55
1609 2nd St	0.69mi	3/2.0	1,300 (+13%)	4mo	$220,000	$169	39

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-24,991
• Equity at exit: $23,111

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-21,600
• Equity at exit: $13,402

Cash invested: $43,400 (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: 379
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $2

Break-even live

Break-even rent $1,315

Max offer price $155,000

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $46	+0% $2	+5% $-42	+10% $-86
Rent	-10% $-102	-5% $-50	+0% $2	+5% $54	+10% $106
Rate	-1.0pp $80	-0.5pp $41	base $2	+0.5pp $-38	+1.0pp $-79

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	46d	1	0.85mi
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	46d	1	1.28mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	46d	1	1.28mi
3201 Stephen F Austin Dr Lot 130 Brownwood, TX	3.0	2.0	1120	$1,200	$1.07	46d	1	1.34mi

Listing history 25 events

1. 2026-06-22
   days on market $155,000 Active 41 DOM
2. 2026-06-21
   days on market $155,000 Active 40 DOM
3. 2026-06-21
   days on market $155,000 Active 39 DOM
4. 2026-06-18
   days on market $155,000 Active 37 DOM
5. 2026-06-17
   days on market $155,000 Active 36 DOM
6. 2026-06-16
   days on market $155,000 Active 35 DOM
7. 2026-06-15
   days on market $155,000 Active 34 DOM
8. 2026-06-13
   days on market $155,000 Active 32 DOM
9. 2026-06-12
   days on market $155,000 Active 31 DOM
10. 2026-06-09
    days on market $155,000 Active 28 DOM
11. 2026-06-08
    days on market $155,000 Active 27 DOM
12. 2026-06-08
    days on market $155,000 Active 26 DOM
13. 2026-06-07
    days on market $155,000 Active 25 DOM
14. 2026-06-03
    days on market $155,000 Active 22 DOM
15. 2026-06-02
    days on market $155,000 Active 21 DOM
16. 2026-06-01
    days on market $155,000 Active 20 DOM
17. 2026-05-31
    days on market $155,000 Active 19 DOM
18. 2026-05-11
    listed $155,000 Active
19. 2015-08-27
    historical 375-char remark

    Show marketing remark (375 chars)

    Older 2BR, 1B home in a desirable neighborhood close to Coggin Park. Original hardwood floors in portion of home. A fixer-upper that needs attention but has great potential. Metal roof, attached garage, and huge fenced backyard. Ideal property for investor, rental, or someone looking to downsize. Needs work, but could be a good home to live in or as an investment property.

20. 2015-08-26
    soldstatus Sold 375-char remark

    Show marketing remark (375 chars)

    Older 2BR, 1B home in a desirable neighborhood close to Coggin Park. Original hardwood floors in portion of home. A fixer-upper that needs attention but has great potential. Metal roof, attached garage, and huge fenced backyard. Ideal property for investor, rental, or someone looking to downsize. Needs work, but could be a good home to live in or as an investment property.

21. 2015-08-26
    soldstatus

    Show marketing remark (375 chars)

    Older 2BR, 1B home in a desirable neighborhood close to Coggin Park. Original hardwood floors in portion of home. A fixer-upper that needs attention but has great potential. Metal roof, attached garage, and huge fenced backyard. Ideal property for investor, rental, or someone looking to downsize. Needs work, but could be a good home to live in or as an investment property.

22. 2015-08-03
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Older 2BR, 1B home in a desirable neighborhood close to Coggin Park. Original hardwood floors in portion of home. A fixer-upper that needs attention but has great potential. Metal roof, attached garage, and huge fenced backyard. Ideal property for investor, rental, or someone looking to downsize. Needs work, but could be a good home to live in or as an investment property.

23. 2015-07-11
    listed $38,500 Active 375-char remark

    Show marketing remark (375 chars)

    Older 2BR, 1B home in a desirable neighborhood close to Coggin Park. Original hardwood floors in portion of home. A fixer-upper that needs attention but has great potential. Metal roof, attached garage, and huge fenced backyard. Ideal property for investor, rental, or someone looking to downsize. Needs work, but could be a good home to live in or as an investment property.

24. 2006-06-20
    soldstatus
25. 1994-02-09
    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: $1,936 · $161/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$901/yr (+$75/mo · 46.5%)

ⓘ 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 5/10 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: $15,808
• − Mortgage interest: −$8,682
• − Property taxes: −$1,936
• − Insurance: −$775
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,509
• Taxable loss: −$2,623
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $653/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

+302.6% since first listed

8 events — show timeline

• 2026-05-11 Listed $155,000 NTREIS
• 2015-08-27 Listing Removed — NTREIS
• 2015-08-26 Sold (Public Records) — Public Records
• 2015-08-26 Sold (MLS) — NTREIS
• 2015-08-03 Pending — NTREIS
• 2015-07-11 Listed $38,500 NTREIS
• 2006-06-20 Sold (Public Records) — Public Records
• 1994-02-09 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,936 · +0.2% YoY. Source: county tax records.