609 Bryan St · Weatherford, TX 76086

$150,000

3 bd · 2.5 ba · 1,730 sqft · SingleFamily public records · 6 Days on market

Built 1998 9,017 sqft lot Est $280k · 46% under ↓ 47% 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 +22.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• DSCR +7.3/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready home near Weatherford's Downtown Square and shopping! This spacious home offers 1730 sqft of living space with 3 bedrooms, 2 baths, large living area, utility room, open dining and kitchen with a new stove, and oversized pantry. The house sits on a large peaceful lot with scattered trees and covered parking. This home has a lot to offer and a must see.

Key facts

• 9,017 sq ft lot
• 2 parking spots
• Built 1998

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Lot is less than 0.5 acre (approximately 0.207 acres); Parcel/PPN: R000019326; Restrictions: Unknown encumbrance(s)
• Financial info: Listing terms include cash and conventional; Special listing condition: Real Estate Owned
• HOA & community: No association; Community features: Other

Exterior

• Parking: Covered parking; 2 carport spaces; 2 covered spaces; No garage
• Utilities: City water; City sewer; Cable available; Asphalt access
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1998)
• Construction: Brick, wood and other construction materials; Composition roof; Built in 1998
• Exterior features: Covered patio/porch; Grassed yard; Interior lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Bathrooms: 2 full bathrooms; 1 half bathroom (on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; 7 total rooms; One-level layout; 1 living area; 1 dining area
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.3% vs local median 2.7% in Weatherford — 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 71/100 on livability (#289 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Weatherford ISD (town): math 39% / reading 44% proficiency, ranked #321 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Curtis El (math 43% / reading 43%, grade F, #1,283 of 4,322 statewide, top 30%, 644 students, 51% FRL); Hall Middle (math 43% / reading 45%, grade D, #512 of 1,662 statewide, top 32%, 973 students, 47% FRL); Weatherford H S (math 33% / reading 53%, grade F, #713 of 1,632 statewide, top 44%, 2,525 students, 40% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 165 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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: property tax is 3.6% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $280,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 W Ball St	0.19mi	3/2.0	1,691 (-2%)	6mo	$259,900	$154	80
307 Bryan St	0.29mi	3/2.0	1,766 (+2%)	7mo	$320,000	$181	75
519 Bryan St	0.06mi	4/2.0 (+1)	1,820 (+5%)	12mo	$289,500	$159	72
714 W Ball St	0.19mi	3/2.5	1,579 (-9%)	8mo	$249,000	$158	70
801 Hanover St	0.40mi	3/2.0	1,784 (+3%)	8mo	$350,000	$196	68
702 W Spring St	0.39mi	2/1.0 (-1)	1,716 (-1%)	6mo	$215,000	$125	64
411 Harcourt St	0.29mi	3/3.0	1,853 (+7%)	11mo	$299,500	$162	63
119 Wheeler St	0.41mi	3/2.0	1,572 (-9%)	5mo	$270,000	$172	60
1417 Oliver St	0.71mi	3/1.5	1,764 (+2%)	2mo	$145,000	$82	58
1032 W Oak St Unit A	0.73mi	3/2.0	1,787 (+3%)	2mo	$119,900	$67	57
407 W Columbia St	0.71mi	2/2.0 (-1)	1,620 (-6%)	4mo	$449,900	$278	46
1213 Franklin St	0.57mi	4/2.0 (+1)	1,568 (-9%)	7mo	$324,900	$207	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.68×
• Total profit: $-13,578
• Equity at exit: $22,365

10-year hold

• IRR: -5.4%
• Equity multiple: 0.71×
• Total profit: $-12,329
• Equity at exit: $12,969

Cash invested: $42,000 (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 76086

• Rents YoY: -0.9%
• Active inventory: 165
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$787
• Tax from tax record: −$448 /mo · $5,377/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $256

Break-even live

Break-even rent $1,642

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $341	-5% $298	+0% $256	+5% $213	+10% $171
Rent	-10% $101	-5% $178	+0% $256	+5% $334	+10% $411
Rate	-1.0pp $331	-0.5pp $294	base $256	+0.5pp $217	+1.0pp $178

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 W Spring St Weatherford, TX	3.0	2.5	1800	$1,900	$1.06	46d	1	0.47mi
106 N Merrimac St Weatherford, TX	3.0	2.0	1064	$1,650	$1.55	26d	1	0.48mi
442 W Oak St Weatherford, TX	3.0	2.5	1840	$2,150	$1.17	46d	1	0.59mi
422 W Oak St Unit 422 Weatherford, TX	3.0	2.5	1840	$2,100	$1.14	46d	1	0.60mi
217 Clinton Dr Weatherford, TX	3.0	2.0	1296	$1,750	$1.35	24d	1	0.70mi
1316 Eastview Dr Weatherford, TX	3.0	1.5	1271	$2,100	$1.65	14d	1	0.73mi
1407 Franklin St Weatherford, TX	3.0	1.0	1222	$1,550	$1.27	46d	1	0.75mi
710 N Rusk St Weatherford, TX	3.0	2.0	1280	$2,095	$1.64	46d	1	0.81mi
1501 Hanover St Weatherford, TX	2.0	2.0	1067	$1,900	$1.78	19d	1	0.83mi
303 E 2nd St Weatherford, TX	3.0	2.0	1291	$1,595	$1.24	46d	1	0.83mi
405 S Brazos St Weatherford, TX	3.0	2.0	2146	$2,500	$1.16	26d	1	0.84mi
303 S Elm St Weatherford, TX	4.0	2.0	1500	$2,250	$1.50	6d	1	0.92mi
206 E Columbia St Weatherford, TX	2.0	2.0	1440	$2,300	$1.60	1d	1	0.93mi
1434 W Water St Weatherford, TX	3.0	2.0	1554	$1,795	$1.16	9d	1	1.00mi
1316 Liberty St Weatherford, TX	3.0	2.0	1545	$2,200	$1.42	24d	1	1.08mi
809 S Lamar St Weatherford, TX	3.0	2.0	1650	$2,800	$1.70	21d	1	1.09mi
610 E Water St Weatherford, TX	3.0	2.0	1474	$1,700	$1.15	46d	1	1.09mi
101 Hummingbird Dr Weatherford, TX	3.0	2.0	1500	$2,200	$1.47	0d	1	1.16mi
1122 Story Book Ln Weatherford, TX	3.0	2.0	1182	$1,850	$1.57	6d	1	1.35mi
510 E Akard St Unit 400 Weatherford, TX	2.0	2.0	1200	$1,499	$1.25	7d	1	1.42mi
509 Eureka St Unit 100 Weatherford, TX	2.0	2.0	1200	$1,499	$1.25	26d	1	1.45mi
105 Brazos Ln Unit 107 Weatherford, TX	3.0	2.0	1155	$1,795	$1.55	46d	1	1.48mi
107 Brazos Ln Weatherford, TX	3.0	2.0	1155	$1,795	$1.55	46d	1	1.49mi
217 Rentz Place Cir Weatherford, TX	3.0	2.0	1155	$1,875	$1.62	7d	1	1.49mi

Listing history 4 events

1. 2026-06-21
   days on market $150,000 Active 6 DOM
2. 2026-06-18
   days on market $150,000 Active 3 DOM
3. 2026-06-17
   days on market $150,000 Active 2 DOM
4. 2026-06-16
   listed $150,000 Active 1 DOM

ⓘ 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: $5,377 · $448/mo
• Projected year-2 tax: $5,377 · $448/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,592
• − Mortgage interest: −$8,402
• − Property taxes: −$5,377
• − Insurance: −$750
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$4,364
• Taxable income: $924
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,849/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: Weatherford ISD
• NCES district ID: 4844800
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,087
• Composite: 36.4/100
• National rank: #4679
• State rank: #321 of 826 in TX

Livability — Weatherford

• Score: 71/100
• State rank: #289
• US rank: #6648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherford, TX
• County: Parker County · 144,797 people
• City population: 60,150
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,328
• Household income: $60,578
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1143.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 10% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 9% Vietnamese 2%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -264.48%
• Current HPI: 230.8312
• Rent YoY: ▼ -0.90%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

-46.8% since first listed

7 events — show timeline

• 2026-06-06 Listed $150,000 NTREIS
• 2022-02-23 Sold (Public Records) — Public Records
• 2022-02-22 Sold (MLS) — NTREIS
• 2022-02-07 Pending — NTREIS
• 2022-01-28 Contingent — NTREIS
• 2021-12-19 Listed $282,000 NTREIS
• 2018-09-28 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,377 · -5.4% YoY. Source: county tax records.