1001 N Avenue D · Bruni, TX 78344

$69,900

2 bd · 1.0 ba · 2,254 sqft · SingleFamily public records · 74 Days on market

Built 1799 9,374 sqft lot ↓ 13% since listing

---

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 +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you’ve been searching for a place to call home without breaking the bank, this is the one worth seeing. Nestled in the welcoming community of Bruni, this spacious 2,254 square foot property sits on a generous lot just walking distance from the local school, making it an ideal spot for families ready to plant roots. The space itself is something special. With over 2,200 square feet to work with, there’s room for everyone, large bedrooms, a living area where the family can gather, and a kitchen with real potential to become the heart of the home. Few properties in this price range offer this kind of square footage, and that alone makes this a rare find in Webb County. Yes, the home needs some updating and that’s exactly where the opportunity lies. With the right touches, this property has everything it takes to become a warm, beautiful family home. The layout is generous, the lot gives you outdoor space to enjoy, and the location keeps you close to everything Bruni has to offer.

Key facts

• 9,374 sq ft lot
• Built 1799
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,368 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Webb CISD (rural): math 35% / reading 40% proficiency, ranked #803 of 1,141 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 1,448 units permitted in Webb County in 2024 (245 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Webb County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1799 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1799 — 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: 1.51% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.33%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.6%
• Equity multiple: 2.56×
• Total profit: $30,601
• Equity at exit: $31,430

10-year hold

• IRR: 28.2%
• Equity multiple: 4.98×
• Total profit: $77,914
• Equity at exit: $48,437

Cash invested: $19,572 (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 78344

• Active inventory: 5
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $348

Break-even live

Break-even rent $617

Max offer price $69,900

Occupancy floor 62%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 74 DOM
2. 2026-06-17
   days on market $69,900 Active 73 DOM
3. 2026-06-16
   days on market $69,900 Active 72 DOM
4. 2026-06-15
   days on market $69,900 Active 71 DOM
5. 2026-06-15
   days on market $69,900 Active 70 DOM
6. 2026-06-13
   days on market $69,900 Active 69 DOM
7. 2026-06-12
   days on market $69,900 Active 68 DOM
8. 2026-06-09
   days on market $69,900 Active 65 DOM
9. 2026-06-08
   days on market $69,900 Active 64 DOM
10. 2026-06-08
    days on market $69,900 Active 63 DOM
11. 2026-06-05
    days on market $69,900 Active 61 DOM
12. 2026-06-03
    days on market $69,900 Active 59 DOM
13. 2026-06-02
    days on market $69,900 Active 58 DOM
14. 2026-06-01
    days on market $69,900 Active 57 DOM
15. 2026-05-31
    days on market $69,900 Active 56 DOM
16. 2026-05-12
    price $69,900 1012-char remark

    Show marketing remark (1012 chars)

    If you’ve been searching for a place to call home without breaking the bank, this is the one worth seeing. Nestled in the welcoming community of Bruni, this spacious 2,254 square foot property sits on a generous lot just walking distance from the local school, making it an ideal spot for families ready to plant roots. The space itself is something special. With over 2,200 square feet to work with, there’s room for everyone, large bedrooms, a living area where the family can gather, and a kitchen with real potential to become the heart of the home. Few properties in this price range offer this kind of square footage, and that alone makes this a rare find in Webb County. Yes, the home needs some updating and that’s exactly where the opportunity lies. With the right touches, this property has everything it takes to become a warm, beautiful family home. The layout is generous, the lot gives you outdoor space to enjoy, and the location keeps you close to everything Bruni has to offer.

17. 2026-04-05
    listed $79,900 Active 1012-char remark

    Show marketing remark (1012 chars)

    If you’ve been searching for a place to call home without breaking the bank, this is the one worth seeing. Nestled in the welcoming community of Bruni, this spacious 2,254 square foot property sits on a generous lot just walking distance from the local school, making it an ideal spot for families ready to plant roots. The space itself is something special. With over 2,200 square feet to work with, there’s room for everyone, large bedrooms, a living area where the family can gather, and a kitchen with real potential to become the heart of the home. Few properties in this price range offer this kind of square footage, and that alone makes this a rare find in Webb County. Yes, the home needs some updating and that’s exactly where the opportunity lies. With the right touches, this property has everything it takes to become a warm, beautiful family home. The layout is generous, the lot gives you outdoor space to enjoy, and the location keeps you close to everything Bruni has to offer.

18. 2008-05-22
    soldstatus
19. 1996-06-20
    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: $1,102 · $92/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$177/yr (+$15/mo · 16.1%)

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

Taxation est. · year 1

• Rental income: $12,691
• − Mortgage interest: −$3,915
• − Property taxes: −$1,102
• − Insurance: −$350
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,033
• Taxable income: $3,260
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,393/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: Webb CISD
• NCES district ID: 4844810
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $46,691
• Composite: 34.63/100
• National rank: #10076
• State rank: #803 of 1141 in TX

Livability — Bruni

• Score: 55/100
• State rank: #1368
• US rank: #23525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bruni, TX
• Population (ZIP): 419

Population outlook (Webb County) Hauer SSP2

• Today (2025): 301,387 people
• By 2030: 316,307 · +5.0%
• By 2040: 345,636 · +14.7%
• By 2050: 370,647 · +23.0%
• By 2075: 413,907 · +37.3%
• By 2100: 416,458 · +38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 50% White 15%
• Hispanic origin (detail): Mexican 63%
• Foreign-born: 3% · Canada
• Languages at home: 39% English-only · Spanish 61%

Political lean MEDSL · Webb

• 2024 margin: Toss-up / Even · D 48.5% · R 50.7%
• 2008→2024 swing: -45.6pp toward R · 2008: 43.4pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+23.3 2016: D+51.6 2012: D+54.0 2008: D+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-12.5% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $69,900 HARMLS
• 2026-04-05 Listed $79,900 HARMLS
• 2008-05-22 Sold (Public Records) — Public Records
• 1996-06-20 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,102 · -10.1% YoY. Source: county tax records.