1104 S Pecan St · Brady, TX 76825

$65,000

2 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 135 Days on market

Built 1930 8,799 sqft lot $52/sqft · 37% below area Est $104k · 37% under

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +8.3/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

“Come take a look at this charming home with potential for a vaulted ceiling or an upstairs loft. Features include a shiplap-accented entryway, wood floors, and a dining room with a sliding door that provides privacy between the living and dining areas. The home offers two bedrooms, one and a half baths, a spacious extra room for storage, and washer/dryer connections. ” Call to view.

Key facts

• Upstairs loft
• Wood floors
• Vaulted ceiling

Tags

• VAULTED CEILING
• UPSTAIRS LOFT
• SHIPLAP ACCENTED ENTRYWAY
• WOOD FLOORS
• DINING ROOM
• SLIDING DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.4% in Brady — 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 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, schools D-, amenities 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.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in McCulloch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($449 loan paydown + $4k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1930 — 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. 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. 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: 1.46% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.39%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (median comp): $103,703
• List price: $65,000
• Delta: -37.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 S Cypress St	0.42mi	3/1.0 (+1)	1,232 (-1%)	11mo	$30,000	$24	65
405 E 5th St	0.29mi	3/2.0 (+1)	1,156 (-7%)	2mo	$69,000	$60	64
1408 Bridge	0.28mi	2/2.0	1,130 (-9%)	5mo	$155,000	$137	63
1410 S College Dr	0.38mi	2/1.0	1,198 (-4%)	18mo	$136,500	$114	61
611 Poplar	0.61mi	2/2.0	1,180 (-5%)	3mo	$185,000	$157	57
1205 S Cypress	0.39mi	2/1.0	1,319 (+6%)	18mo	$112,000	$85	57
1815 S Oak St	0.56mi	3/2.0 (+1)	1,314 (+6%)	1mo	$179,000	$136	54
1701 S High St	0.50mi	2/1.5	1,173 (-6%)	16mo	$139,000	$118	52
1019 W 11 St	0.74mi	3/1.5 (+1)	1,196 (-4%)	4mo	$160,000	$134	49
310 Otte	0.69mi	3/2.0 (+1)	1,171 (-6%)	4mo	$130,000	$111	45
1604 S Blackburn St	0.42mi	2/1.0	1,080 (-13%)	18mo	$99,900	$93	43
900 W 4th St	0.65mi	3/2.0 (+1)	1,390 (+12%)	18mo	$49,900	$36	26

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: 34.3%
• Equity multiple: 3.28×
• Total profit: $41,489
• Equity at exit: $43,049

10-year hold

• IRR: 31.5%
• Equity multiple: 6.79×
• Total profit: $105,379
• Equity at exit: $80,028

Cash invested: $18,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $324

Break-even live

Break-even rent $539

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $361	-5% $343	+0% $324	+5% $306	+10% $288
Rent	-10% $249	-5% $287	+0% $324	+5% $362	+10% $400
Rate	-1.0pp $357	-0.5pp $341	base $324	+0.5pp $308	+1.0pp $291

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2030 Menard Hwy Unit 6 Brady, TX	2.0	1.0	804	$950	$1.18	44d	1	0.94mi

Listing history 17 events

1. 2026-06-21
   days on market $65,000 Active 135 DOM
2. 2026-06-18
   days on market $65,000 Active 133 DOM
3. 2026-06-17
   days on market $65,000 Active 132 DOM
4. 2026-06-16
   days on market $65,000 Active 131 DOM
5. 2026-06-15
   days on market $65,000 Active 130 DOM
6. 2026-06-13
   days on market $65,000 Active 128 DOM
7. 2026-06-12
   days on market $65,000 Active 127 DOM
8. 2026-06-09
   days on market $65,000 Active 124 DOM
9. 2026-06-08
   days on market $65,000 Active 123 DOM
10. 2026-06-08
    days on market $65,000 Active 122 DOM
11. 2026-06-05
    days on market $65,000 Active 120 DOM
12. 2026-06-03
    days on market $65,000 Active 118 DOM
13. 2026-06-02
    days on market $65,000 Active 117 DOM
14. 2026-06-01
    days on market $65,000 Active 116 DOM
15. 2026-05-31
    days on market $65,000 Active 115 DOM
16. 2026-02-03
    listed $65,000 Active 398-char remark

    Show marketing remark (398 chars)

    “Come take a look at this charming home with potential for a vaulted ceiling or an upstairs loft. Features include a shiplap-accented entryway, wood floors, and a dining room with a sliding door that provides privacy between the living and dining areas. The home offers two bedrooms, one and a half baths, a spacious extra room for storage, and washer/dryer connections. ” Call to view.

17. 2008-05-10
    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: $697 · $58/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$493/yr (+$41/mo · 70.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥105°F today · 20 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: $11,400
• − Mortgage interest: −$3,641
• − Property taxes: −$697
• − Insurance: −$325
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,891
• Taxable income: $3,022
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,168/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

2 events — show timeline

• 2026-02-03 Listed $65,000 CHCMLS
• 2008-05-10 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $697 · +12.2% YoY. Source: county tax records.