1206 Brady Ave · Brownwood, TX 76801

$6,500

2 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 1 Days on market

Built 1985 9,888 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bdr 1 bath plus half bath. Needs work. Buyer must have pre-approval letter if lender is used or proof of funds if cash. Pursuant language is required in special provisions on TREC contract. .. .. Pursuant to paragraph 28 of the Real Estate Purchase Addendum, this document is subject to all terms and conditions set for in the Real Estate Purchase Addendum.

Key facts

• Investment property
• Close to shopping
• 9,888 sq ft lot

Tags

• INVESTMENT PROPERTY
• CLOSE TO COGGIN ELEMENTARY
• CLOSE TO SHOPPING

🏷️ Possibly a rental listed for sale. The $6,500 price doesn't fit this home's estimated sale value (~$137,750) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $6k).
• Cap rate 153.8% vs local median 3.7% in Brownwood — 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 64/100 on livability (#781 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities F.
• Brownwood ISD (town): math 45% / reading 41% proficiency, ranked #344 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coggin El (math 45% / reading 34%, grade F, #1,545 of 4,322 statewide, top 38%, 708 students, 79% FRL) — zoned schools average 79% FRL vs 54% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 377 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $45 of loan paydown is wiped out by about $195 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $28k (81%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; major 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 $6,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 16.43% ✓
• Cap rate: 153.78%
• Cash-on-cash: 526.73%
• DSCR: 24.44
• GRM: 0.5

CMA / ARV

• ARV (on-the-fly): $137,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 3rd St	0.40mi	3/1.0 (+1)	1,369 (-6%)	10mo	$116,500	$85	59
1314 Avenue G	0.50mi	3/2.0 (+1)	1,500 (+3%)	13mo	$210,000	$140	51
1510 Avenue D	0.40mi	3/2.0 (+1)	1,526 (+5%)	15mo	$175,000	$115	51
1201 8th St	0.65mi	3/2.0 (+1)	1,372 (-5%)	1mo	$129,850	$95	51
900 7th St	0.48mi	3/1.0 (+1)	1,356 (-6%)	15mo	$35,000	$26	49
1601 2nd St	0.60mi	3/2.0 (+1)	1,490 (+3%)	12mo	$225,000	$151	49
1606 3rd St	0.63mi	3/3.0 (+1)	1,448 (-0%)	11mo	$149,995	$104	48
1211 Main St	0.40mi	3/2.0 (+1)	1,303 (-10%)	10mo	$64,900	$50	47
709 Avenue H	0.64mi	3/1.0 (+1)	1,454 (+0%)	22mo	$80,000	$55	46
707 Avenue G	0.56mi	2/1.0	1,266 (-13%)	12mo	$32,000	$25	43
1609 2nd St	0.61mi	3/2.0 (+1)	1,300 (-10%)	4mo	$220,000	$169	42
1203 8th St	0.66mi	3/2.0 (+1)	1,605 (+11%)	1mo	$110,000	$69	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 28.39×
• Total profit: $49,843
• Equity at exit: $969

10-year hold

• IRR: —
• Equity multiple: 60.88×
• Total profit: $108,985
• Equity at exit: $562

Cash invested: $1,820 (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 76801

• Active inventory: 377
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$34
• Tax est. 1.5%: −$8 /mo · $98/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $799

Break-even live

Break-even rent $57

Max offer price $6,500

Occupancy floor 20%

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: $1,625
• Closing costs: $195
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	43d	1	0.62mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	43d	1	0.62mi

Listing history 10 events

1. 2025-09-18
   soldstatus
2. 2025-04-03
   price $6,500
3. 2025-03-07
   status Pending
4. 2025-03-03
   listed $35,000 Active
5. 2018-09-10
   soldstatus
6. 2015-05-11
   soldstatus Sold 359-char remark

   Show marketing remark (359 chars)

   2 bdr 1 bath plus half bath. Needs work. Buyer must have pre-approval letter if lender is used or proof of funds if cash. Pursuant language is required in special provisions on TREC contract. .. .. Pursuant to paragraph 28 of the Real Estate Purchase Addendum, this document is subject to all terms and conditions set for in the Real Estate Purchase Addendum.

7. 2015-04-07
   price $16,900 359-char remark

   Show marketing remark (359 chars)

   2 bdr 1 bath plus half bath. Needs work. Buyer must have pre-approval letter if lender is used or proof of funds if cash. Pursuant language is required in special provisions on TREC contract. .. .. Pursuant to paragraph 28 of the Real Estate Purchase Addendum, this document is subject to all terms and conditions set for in the Real Estate Purchase Addendum.

8. 2015-02-13
   listed $19,900 Active 359-char remark

   Show marketing remark (359 chars)

   2 bdr 1 bath plus half bath. Needs work. Buyer must have pre-approval letter if lender is used or proof of funds if cash. Pursuant language is required in special provisions on TREC contract. .. .. Pursuant to paragraph 28 of the Real Estate Purchase Addendum, this document is subject to all terms and conditions set for in the Real Estate Purchase Addendum.

9. 2006-07-26
   soldstatus
10. 2002-12-12
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $12,817
• − Mortgage interest: −$364
• − Property taxes: −$98
• − Insurance: −$32
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$189
• Taxable income: $10,083
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $7,166/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: Brownwood ISD
• NCES district ID: 4811700
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $37,395
• Composite: 35.8/100
• National rank: #4833
• State rank: #344 of 826 in TX

Livability — Brownwood

• Score: 64/100
• State rank: #781
• US rank: #14230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownwood, TX
• Population (ZIP): 25,152

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 26% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.52%
• Current HPI: 164.0992
• 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

-67.3% since first listed

10 events — show timeline

• 2025-09-18 Sold (Public Records) — Public Records
• 2025-04-03 Price Changed $6,500 NTREIS
• 2025-03-07 Pending — NTREIS
• 2025-03-03 Listed $35,000 NTREIS
• 2018-09-10 Sold (Public Records) — Public Records
• 2015-05-11 Sold (MLS) — NTREIS
• 2015-04-07 Price Changed $16,900 NTREIS
• 2015-02-13 Listed $19,900 NTREIS
• 2006-07-26 Sold (Public Records) — Public Records
• 2002-12-12 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $863 · -44.0% YoY. Source: county tax records.