101 S Loop Dr · Brady, TX 76825

$175,000

2 bd · 1.0 ba · 625 sqft · SingleFamily public records · 10 Days on market

Built 1990 0.37 ac lot $280/sqft · 59% above area Est $220k · 20% under $10/mo HOA · 1% of rent ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• Cash flow +4.4/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

Escape to lake living in this well-built 2 bedroom, 2 bath barndominium situated on two lots in the desirable Simpson Lake Club at Brady Lake. This unique property offers an open-concept living area downstairs featuring stained concrete floors and a full bathroom, creating the perfect space for entertaining family and friends. Upstairs, you'll find two comfortable bedrooms and a second bathroom complete with a relaxing Jacuzzi tub. A separate exterior staircase provides additional convenience or private access. The property also features two garages with electric overhead doors, providing ample storage for vehicles, boats, and lake toys. A metal privacy fence surrounds the backyard, creatin

Key facts

• Private dock
• Metal privacy fence
• Jacuzzi tub

Tags

• OPEN-CONCEPT LIVING AREA
• STAINED CONCRETE FLOORS
• JACUZZI TUB
• SEPARATE EXTERIOR STAIRCASE
• METAL PRIVACY FENCE
• PRIVATE DOCK

Property features AI

Finance

• Other: Property listed as active and for sale
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association with Simpson Lake Club; Annual HOA fee of $120; Association provides full use of facilities and grounds maintenance; HOA management: Simpson Lake Club

Exterior

• Parking: Attached carport; Garage with automatic door opener; 2-car garage; 2 carport spaces (covered), 4 covered parking spaces total
• Utilities: City water; Septic; Propane
• Home design: Single-family residence; Residential property; Built in 1990; Not attached to another property; Multi-parcel property
• Construction: Year built 1990
• Exterior features: Privacy fencing; Lot under 0.5 acre (approx. 0.366 acres); Located in Simpson Lake subdivision

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms (primary bedroom on level 2)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating with propane; Central electric air conditioning
• Interior features: Open floorplan; Two levels; One living area; One dining area; Room count: 2

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-581 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (58.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (45.8% below list).
• Recommended offer: $72k (58.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#270 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Brady ISD (rural): math 50% / reading 46% proficiency, ranked #238 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brady El (math 33% / reading 34%, grade F, #2,174 of 4,322 statewide, top 51%, 476 students, 74% FRL); Brady Middle (math 61% / reading 50%, grade B-, #240 of 1,662 statewide, top 15%, 180 students, 58% FRL); Brady H S (math 62% / reading 67%, grade B-, #199 of 1,632 statewide, top 14%, 300 students, 58% FRL).
• Market conditions: 105 active listings in the ZIP; 2 units permitted in McCulloch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (6.5% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: 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; 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 $72,448 (58.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.54% ✗
• Cap rate: 3.17%
• Cash-on-cash: -11.15%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $219,669
• List price: $175,000
• Delta: -20.33%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Lakeview	0.65mi	1/1.0 (-1)	600 (-4%)	22mo	$129,900	$217	40

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

Projected returns pro-forma

6.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.39×
• Total profit: $19,177
• Equity at exit: $115,901

10-year hold

• IRR: 7.9%
• Equity multiple: 2.72×
• Total profit: $84,249
• Equity at exit: $215,461

Cash invested: $49,000 (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 76825

• Home prices YoY: 4.2%
• Active inventory: 105
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-581

Break-even live

Break-even rent $1,684

Max offer price $72,448

Occupancy floor —

Sensitivity live

Price	-10% $-481	-5% $-531	+0% $-581	+5% $-630	+10% $-680
Rent	-10% $-656	-5% $-618	+0% $-581	+5% $-543	+10% $-506
Rate	-1.0pp $-492	-0.5pp $-536	base $-581	+0.5pp $-626	+1.0pp $-672

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: electric

Listing history 10 events

1. 2026-06-12
   statusdays on market $175,000 Pending 10 DOM
2. 2026-06-09
   days on market $175,000 Active 7 DOM
3. 2026-06-08
   days on market $175,000 Active 6 DOM
4. 2026-06-08
   days on market $175,000 Active 5 DOM
5. 2026-06-05
   days on market $175,000 Active 3 DOM
6. 2026-06-02
   days on marketlisting id $175,000 Active 1 DOM
7. 2026-02-17
   price $175,000 951-char remark
8. 2025-12-02
   listed $195,000 Active 951-char remark
9. 2001-10-10
   soldstatus
10. 2000-03-09
    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: $2,456 · $205/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$746/yr (+$62/mo · 30.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $11,392
• − Mortgage interest: −$9,803
• − Property taxes: −$2,456
• − Insurance: −$2,378
• − Repairs & maintenance: −$911
• − Management: −$911
• − HOA: −$120
• − Depreciation: −$5,091
• Taxable loss: −$10,278
• Est. tax savings @ 24.0%: +$2,467
• After-tax cash flow: $-4,500/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: Brady ISD
• NCES district ID: 4811110
• Math proficiency: 50% ▼ -2.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $38,179
• Composite: 40.02/100
• National rank: #3826
• State rank: #238 of 826 in TX

Livability — Brady

• Score: 72/100
• State rank: #270
• US rank: #6336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brady, TX
• Population (ZIP): 6,595

Population outlook (McCulloch County) Hauer SSP2

• Today (2025): 8,509 people
• By 2030: 8,544 · +0.4%
• By 2040: 8,555 · +0.5%
• By 2050: 8,486 · -0.3%
• By 2075: 8,089 · -4.9%
• By 2100: 6,599 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 33% Two or more races 21%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Italian 8% Lithuanian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · McCulloch

• 2024 margin: Solid R (+73.4) · D 12.9% · R 86.3%
• 2008→2024 swing: -22.4pp toward R · 2008: -51.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.3 2016: R+67.0 2012: R+62.9 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.53%
• Current HPI: 161.5061
• 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

-10.3% since first listed

7 events — show timeline

• 2026-06-12 Pending — NTREIS
• 2026-05-31 Listed $175,000 NTREIS
• 2026-05-29 Listing Removed — NTREIS
• 2026-02-17 Price Changed $175,000 NTREIS
• 2025-12-02 Listed $195,000 NTREIS
• 2001-10-10 Sold (Public Records) — Public Records
• 2000-03-09 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,456 · +2.9% YoY. Source: county tax records.