1820 Bradford St · Memphis, TX 79245

$35,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 113 Days on market

Built 1986 7,013 sqft lot $49/sqft · 15% below area Est $57k · 39% under ↓ 44% since listing

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1820 W Bradford in the charming small town of Memphis, TX. This 2-bedroom, 1-bath home offers a great opportunity for its next owner to add the finishing touches and make it their own. The property features newer carpet and vinyl flooring, fresh paint, and brand-new cabinetry ready for your choice of countertops. Additional materials—including ceiling fans, a new bathtub, and shower fixtures—will convey with the sale, helping you complete the space with ease. Whether you're looking for a personal residence, investment property, or project with upside, this home offers endless possibilities—all while enjoying the relaxed pace of small-town living. Call today for more information or to schedule your private tour!

Key facts

• Extra parking
• Vinyl flooring
• Fresh paint

Tags

• NEWER CARPET
• VINYL FLOORING
• FRESH PAINT
• BRAND-NEW CABINETRY
• EXTRA PARKING
• EXPANSION POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#754 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Memphis ISD (rural): math 34% / reading 36% proficiency, ranked #555 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (4.5% local appreciation)).
• Hall County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.32% ✓
• Cap rate: 20.83%
• Cash-on-cash: 51.90%
• DSCR: 3.31
• GRM: 3.6

CMA / ARV

• ARV (median comp): $56,943
• List price: $35,000
• Delta: -38.53%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

4.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.7%
• Equity multiple: 4.47×
• Total profit: $34,049
• Equity at exit: $18,757

10-year hold

• IRR: 57.0%
• Equity multiple: 9.17×
• Total profit: $80,100
• Equity at exit: $31,514

Cash invested: $9,800 (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 79245

• Home prices YoY: 4.6%
• Active inventory: 20
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $424

Break-even live

Break-even rent $276

Max offer price $35,000

Occupancy floor 43%

Sensitivity live

Price	-10% $444	-5% $434	+0% $424	+5% $414	+10% $404
Rent	-10% $360	-5% $392	+0% $424	+5% $456	+10% $488
Rate	-1.0pp $442	-0.5pp $433	base $424	+0.5pp $415	+1.0pp $406

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $35,000 Active 113 DOM
2. 2026-06-18
   days on market $35,000 Active 111 DOM
3. 2026-06-17
   days on market $35,000 Active 110 DOM
4. 2026-06-16
   days on market $35,000 Active 109 DOM
5. 2026-06-15
   days on market $35,000 Active 108 DOM
6. 2026-06-15
   days on market $35,000 Active 107 DOM
7. 2026-06-13
   days on market $35,000 Active 106 DOM
8. 2026-06-12
   pricedays on market $35,000 Active 105 DOM
9. 2026-06-10
   days on market $25,000 Active 102 DOM
10. 2026-06-08
    days on market $25,000 Active 101 DOM
11. 2026-06-08
    days on market $25,000 Active 100 DOM
12. 2026-06-05
    days on market $25,000 Active 98 DOM
13. 2026-06-03
    days on market $25,000 Active 96 DOM
14. 2026-06-02
    days on market $25,000 Active 95 DOM
15. 2026-06-01
    days on market $25,000 Active 94 DOM
16. 2026-05-31
    days on market $25,000 Active 93 DOM
17. 2026-03-26
    price $25,000 749-char remark

    Show marketing remark (749 chars)

    Welcome to 1820 W Bradford in the charming small town of Memphis, TX. This 2-bedroom, 1-bath home offers a great opportunity for its next owner to add the finishing touches and make it their own. The property features newer carpet and vinyl flooring, fresh paint, and brand-new cabinetry ready for your choice of countertops. Additional materials—including ceiling fans, a new bathtub, and shower fixtures—will convey with the sale, helping you complete the space with ease. Whether you're looking for a personal residence, investment property, or project with upside, this home offers endless possibilities—all while enjoying the relaxed pace of small-town living. Call today for more information or to schedule your private tour!

18. 2026-03-20
    price $39,900 749-char remark

    Show marketing remark (749 chars)

    Welcome to 1820 W Bradford in the charming small town of Memphis, TX. This 2-bedroom, 1-bath home offers a great opportunity for its next owner to add the finishing touches and make it their own. The property features newer carpet and vinyl flooring, fresh paint, and brand-new cabinetry ready for your choice of countertops. Additional materials—including ceiling fans, a new bathtub, and shower fixtures—will convey with the sale, helping you complete the space with ease. Whether you're looking for a personal residence, investment property, or project with upside, this home offers endless possibilities—all while enjoying the relaxed pace of small-town living. Call today for more information or to schedule your private tour!

19. 2026-02-27
    listed $45,000 Active 749-char remark

    Show marketing remark (749 chars)

    Welcome to 1820 W Bradford in the charming small town of Memphis, TX. This 2-bedroom, 1-bath home offers a great opportunity for its next owner to add the finishing touches and make it their own. The property features newer carpet and vinyl flooring, fresh paint, and brand-new cabinetry ready for your choice of countertops. Additional materials—including ceiling fans, a new bathtub, and shower fixtures—will convey with the sale, helping you complete the space with ease. Whether you're looking for a personal residence, investment property, or project with upside, this home offers endless possibilities—all while enjoying the relaxed pace of small-town living. Call today for more information or to schedule your private tour!

20. 2019-02-11
    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: $238 · $20/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$403/yr (+$34/mo · 169.4%)

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

Taxation est. · year 1

• Rental income: $9,749
• − Mortgage interest: −$1,961
• − Property taxes: −$238
• − Insurance: −$175
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$1,018
• Taxable income: $4,798
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $3,935/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: Memphis ISD
• NCES district ID: 4830180
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $31,827
• Composite: 28.61/100
• National rank: #6711
• State rank: #555 of 826 in TX

Livability — Memphis

• Score: 64/100
• State rank: #754
• US rank: #13886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, TX
• Population (ZIP): 2,291

Population outlook (Hall County) Hauer SSP2

• Today (2025): 2,857 people
• By 2030: 2,714 · -5.0%
• By 2040: 2,467 · -13.7%
• By 2050: 2,202 · -22.9%
• By 2075: 1,662 · -41.8%
• By 2100: 1,127 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 52% Hispanic / Latino 36% Two or more races 16% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% European 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+73.4) · D 13.0% · R 86.3%
• 2008→2024 swing: -25.4pp toward R · 2008: -48.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.8 2016: R+66.8 2012: R+51.2 2008: R+48.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.49%
• Current HPI: 101.6222
• 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

-44.4% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $25,000 LARMLS
• 2026-03-20 Price Changed $39,900 LARMLS
• 2026-02-27 Listed $45,000 LARMLS
• 2019-02-11 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $238 · +26.5% YoY. Source: county tax records.