2101 Brown Ave · Jourdanton, TX 78026

$54,319

2 bd · 1.0 ba · 544 sqft · SingleFamily public records · 433 Days on market

Built 1950 7,501 sqft lot $100/sqft · at area comps Est $55k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! 2101 Brown Avenue offers a cozy one-story home with one bedroom and one bathroom, with approximately 544 square feet of living area. While it requires some work and renovations, this property presents a promising opportunity for buyers to personalize and add value. Whether you're seeking a starter home or an investment project, this residence provides a blank canvas for customization. Located in a convenient area about 45 minutes from San Antonio, amenities and attractions are within reach, enhancing the appeal of this property. This property is also 5 minutes away from local food and gas stations, is part of Jourdanton ISD, and has easy access to major highways! Being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• 7,501 sq ft lot
• Built 1950
• Listed 433 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.5% in Jourdanton — 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 68/100 on livability (#474 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jourdanton El (math 46% / reading 38%, grade F, #1,335 of 4,322 statewide, top 33%, 468 students, 60% FRL); Jourdanton J H (math 41% / reading 45%, grade D-, #540 of 1,662 statewide, top 33%, 377 students, 56% FRL); Jourdanton H S (math 62% / reading 57%, grade C+, #275 of 1,632 statewide, top 19%, 442 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 169 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $375 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.78% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (median comp): $54,510
• List price: $54,319
• Delta: -0.35%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 2.16×
• Total profit: $17,700
• Equity at exit: $8,099

10-year hold

• IRR: 35.4%
• Equity multiple: 4.26×
• Total profit: $49,529
• Equity at exit: $4,697

Cash invested: $15,209 (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 78026

• Home prices YoY: -10.1%
• Active inventory: 169
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$285
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $416

Break-even live

Break-even rent $438

Max offer price $54,319

Occupancy floor 52%

Sensitivity live

Price	-10% $447	-5% $432	+0% $416	+5% $401	+10% $385
Rent	-10% $340	-5% $378	+0% $416	+5% $454	+10% $492
Rate	-1.0pp $444	-0.5pp $430	base $416	+0.5pp $402	+1.0pp $388

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: $13,580
• Closing costs: $1,630
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $54,319 Active 433 DOM
2. 2026-06-21
   days on market $54,319 Active 432 DOM
3. 2026-06-18
   days on market $54,319 Active 430 DOM
4. 2026-06-17
   days on market $54,319 Active 429 DOM
5. 2026-06-16
   days on market $54,319 Active 428 DOM
6. 2026-06-15
   days on market $54,319 Active 427 DOM
7. 2026-06-13
   days on market $54,319 Active 425 DOM
8. 2026-06-12
   days on market $54,319 Active 424 DOM
9. 2026-06-10
   days on market $54,319 Active 421 DOM
10. 2026-06-08
    days on market $54,319 Active 420 DOM
11. 2026-06-08
    days on market $54,319 Active 419 DOM
12. 2026-06-07
    days on market $54,319 Active 418 DOM
13. 2026-06-03
    days on market $54,319 Active 415 DOM
14. 2026-06-02
    days on market $54,319 Active 414 DOM
15. 2026-06-01
    days on market $54,319 Active 413 DOM
16. 2026-05-31
    days on market $54,319 Active 412 DOM
17. 2025-04-14
    listed $54,319 Active 959-char remark

    Show marketing remark (959 chars)

    INVESTOR SPECIAL! 2101 Brown Avenue offers a cozy one-story home with one bedroom and one bathroom, with approximately 544 square feet of living area. While it requires some work and renovations, this property presents a promising opportunity for buyers to personalize and add value. Whether you're seeking a starter home or an investment project, this residence provides a blank canvas for customization. Located in a convenient area about 45 minutes from San Antonio, amenities and attractions are within reach, enhancing the appeal of this property. This property is also 5 minutes away from local food and gas stations, is part of Jourdanton ISD, and has easy access to major highways! Being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$530/yr (+$44/mo · 114.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,580
• − Mortgage interest: −$3,043
• − Property taxes: −$464
• − Insurance: −$272
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$1,580
• Taxable income: $4,368
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $3,946/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: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Jourdanton

• Score: 68/100
• State rank: #474
• US rank: #9531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jourdanton, TX
• Population (ZIP): 6,438

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 20% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 27% Tagalog/Filipino 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.13%
• Current HPI: 205.0473
• 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

1 event — show timeline

• 2025-04-14 Listed $54,319 HARMLS

Property tax history

+2.4%/yr

Latest (2025): $464 · -18.5% YoY. Source: county tax records.