112 N Jefferson St · Bronte, TX 76933

$132,500

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 94 Days on market

Built 1950 7,000 sqft lot $104/sqft · 14% below area Est $154k · 14% under

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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 +13.8/15.0
• Cash flow +7.4/30.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

This nicely updated 3 bedroom, 1 bath home is located very close to Bronte ISD in Bronte, Texas. Extensive recent improvements make this home truly move-in ready. Updates include all new plumbing, new wiring and electrical panel, new kitchen cabinets with butcher block countertops, and appliances: stainless steel refrigerator, stove, and dishwasher. Additional upgrades include LVP flooring, updated lighting, ceiling fans, added insulation, and fresh interior paint. Major system improvements include a roof replaced in 2024, new electric water heater, and (5) mini-split units for efficient heating and cooling. Three new exterior doors have also been installed. The home features an attached 1-car carport with a large storage cabinet in the front, and a large backyard perfect for pets, gardening, hobbies or outdoor play. With modern updates, and a convenient location near the school, this property offers a great opportunity for homeowners or investors seeking a low-maintenance rental opportunity near the school. Please call/text Cyndi Carlton @ 325-227-2217 to view this home.

Key facts

• New plumbing
• New wiring
• Stove

Tags

• NEW PLUMBING
• NEW WIRING
• NEW KITCHEN CABINETS
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL REFRIGERATOR
• STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (39.0% below list).
• Recommended offer: $81k (39.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#506 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety C-, schools D+, amenities F.
• Bronte ISD (rural): math 45% / reading 50% proficiency, ranked #473 of 1,141 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3 units permitted in Coke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($916 loan paydown + $4k appreciation (3.0% local appreciation)).
• Coke County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 94 days — a 9% lower offer ($121k) 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: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,848 (39.0% 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. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.76
• GRM: 13.7

CMA / ARV

• ARV (median comp): $153,890
• List price: $132,500
• Delta: -13.90%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Mcdowell St	0.36mi	3/1.5	1,320 (+4%)	0mo	$177,000	$134	75
219 N Woods St	0.12mi	2/1.0 (-1)	1,336 (+5%)	24mo	$44,500	$33	62

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: 2.4%
• Equity multiple: 1.14×
• Total profit: $5,067
• Equity at exit: $59,578

10-year hold

• IRR: 5.9%
• Equity multiple: 1.89×
• Total profit: $33,178
• Equity at exit: $91,816

Cash invested: $37,100 (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 76933

• Active inventory: 25
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $808 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $-170

Break-even live

Break-even rent $1,024

Max offer price $102,430

Occupancy floor —

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 SE Railroad St Unit NA Bronte, TX	2.0	2.0	890	$775	$0.87	21d	1	0.19mi
306 SE Railroad St Unit NA Bronte, TX	2.0	2.0	890	$775	$0.87	21d	1	0.20mi
312 SE Railroad St Unit NA Bronte, TX	3.0	2.0	990	$895	$0.90	21d	1	0.21mi
236 W Barclay Ave Unit NA Bronte, TX	2.0	2.0	890	$775	$0.87	21d	1	0.29mi

Listing history 21 events

1. 2026-06-19
   days on market $132,500 Active 94 DOM
2. 2026-06-18
   days on market $132,500 Active 93 DOM
3. 2026-06-17
   days on market $132,500 Active 92 DOM
4. 2026-06-16
   days on market $132,500 Active 91 DOM
5. 2026-06-15
   days on market $132,500 Active 90 DOM
6. 2026-06-14
   days on market $132,500 Active 88 DOM
7. 2026-06-13
   pricedays on market $132,500 Active 87 DOM
8. 2026-06-10
   days on market $137,500 Active 85 DOM
9. 2026-06-09
   days on market $137,500 Active 84 DOM
10. 2026-06-08
    days on market $137,500 Active 83 DOM
11. 2026-06-07
    days on market $137,500 Active 82 DOM
12. 2026-06-03
    days on market $137,500 Active 78 DOM
13. 2026-06-02
    days on market $137,500 Active 77 DOM
14. 2026-06-01
    days on market $137,500 Active 76 DOM
15. 2026-05-31
    days on market $137,500 Active 75 DOM
16. 2026-05-30
    days on market $137,500 Active 74 DOM
17. 2026-03-12
    listed $137,500 Active 1088-char remark

    Show marketing remark (1088 chars)

    This nicely updated 3 bedroom, 1 bath home is located very close to Bronte ISD in Bronte, Texas. Extensive recent improvements make this home truly move-in ready. Updates include all new plumbing, new wiring and electrical panel, new kitchen cabinets with butcher block countertops, and appliances: stainless steel refrigerator, stove, and dishwasher. Additional upgrades include LVP flooring, updated lighting, ceiling fans, added insulation, and fresh interior paint. Major system improvements include a roof replaced in 2024, new electric water heater, and (5) mini-split units for efficient heating and cooling. Three new exterior doors have also been installed. The home features an attached 1-car carport with a large storage cabinet in the front, and a large backyard perfect for pets, gardening, hobbies or outdoor play. With modern updates, and a convenient location near the school, this property offers a great opportunity for homeowners or investors seeking a low-maintenance rental opportunity near the school. Please call/text Cyndi Carlton @ 325-227-2217 to view this home.

18. 2023-10-02
    soldstatus
19. 2016-05-11
    soldstatus
20. 1999-05-15
    soldstatus
21. 1964-05-08
    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: $706 · $59/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$1,718/yr (+$143/mo · 243.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $9,702
• − Mortgage interest: −$7,422
• − Property taxes: −$706
• − Insurance: −$662
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$3,855
• Taxable loss: −$4,496
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $-964/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: Bronte ISD
• NCES district ID: 4811490
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $42,324
• Composite: 42.09/100
• National rank: #7047
• State rank: #473 of 1141 in TX

Livability — Bronte

• Score: 68/100
• State rank: #506
• US rank: #10016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bronte, TX
• Population (ZIP): 1,467

Population outlook (Coke County) Hauer SSP2

• Today (2025): 3,120 people
• By 2030: 3,073 · -1.5%
• By 2040: 3,008 · -3.6%
• By 2050: 2,973 · -4.7%
• By 2075: 3,028 · -2.9%
• By 2100: 2,989 · -4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 7% Slovak 6% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 2%

Political lean MEDSL · Coke

• 2024 margin: Solid R (+79.6) · D 9.9% · R 89.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -60.7pp · 2024: -79.6pp
• All cycles: 2024: R+79.6 2020: R+79.1 2016: R+79.1 2012: R+73.8 2008: R+60.7

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

5 events — show timeline

• 2026-03-12 Listed $137,500 SAAR TX
• 2023-10-02 Sold (Public Records) — Public Records
• 2016-05-11 Sold (Public Records) — Public Records
• 1999-05-15 Sold (Public Records) — Public Records
• 1964-05-08 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $706 · +96.6% YoY. Source: county tax records.