405 Brown Ave · Stinnett, TX 79083

$70,000

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 10 Days on market

Built 1950

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Washer and Dryer will stay with home to help cost of buying a home. Looking for a charming well maintained home? You will want to check this one out. 2 bedroom home with a carport. This home features a large backyard with extra storage as well as a fenced in front yard perfect for pets. Call us today for a private showing. Please note seller is a licensed broker.

Key facts

• New plumbing lines
• New water heater
• New toilet

Tags

• NEW GAS LINE
• NEW WATER HEATER
• NEW PLUMBING LINES
• NEW TOILET

Property features AI

Finance

• Other: Zoning: 7000 - All areas in the 7000's

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Facing west
• Construction: Vinyl siding and frame construction; Pillar/Post/Pier foundation; Built with traditional frame materials
• Exterior features: Composition roof

Interior

• Kitchen: Includes oven, range and refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven, Range, Refrigerator

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 $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $70k).

Location & tenants

• Location reads 67/100 on livability (#556 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Plemons-Stinnett-Phillips CISD (rural): math 38% / reading 44% proficiency, ranked #377 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Texas El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 265 students, 48% FRL); West Texas Middle (math 37% / reading 42%); West Texas Secondary School (math 32% / reading 44%, grade F, #876 of 1,632 statewide, top 54%, 308 students, 31% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 14 active listings in the ZIP; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($484 loan paydown + $879 appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.80×
• Total profit: $15,641
• Equity at exit: $24,831

10-year hold

• IRR: 18.6%
• Equity multiple: 3.31×
• Total profit: $45,296
• Equity at exit: $33,734

Cash invested: $19,600 (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 79083

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $211

Break-even live

Break-even rent $668

Max offer price $70,000

Occupancy floor 72%

Sensitivity live

Price	-10% $250	-5% $230	+0% $211	+5% $191	+10% $171
Rent	-10% $137	-5% $174	+0% $211	+5% $248	+10% $284
Rate	-1.0pp $246	-0.5pp $228	base $211	+0.5pp $192	+1.0pp $174

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $70,000 Active 10 DOM
2. 2026-06-21
   days on market $70,000 Active 9 DOM
3. 2026-06-18
   days on market $70,000 Active 7 DOM
4. 2026-06-17
   days on market $70,000 Active 6 DOM
5. 2026-06-16
   days on market $70,000 Active 5 DOM
6. 2026-06-15
   days on market $70,000 Active 4 DOM
7. 2026-06-15
   days on market $70,000 Active 3 DOM
8. 2026-06-13
   days on market $70,000 Active 2 DOM
9. 2026-06-12
   remarks 274-char remark
10. 2026-06-12
    listed $70,000 Active 1 DOM

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,214
• − Mortgage interest: −$3,921
• − Property taxes: −$1,577
• − Insurance: −$350
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,036
• Taxable income: $1,535
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,159/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: Plemons-Stinnett-Phillips CISD
• NCES district ID: 4841580
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $46,689
• Composite: 34.99/100
• National rank: #5053
• State rank: #377 of 826 in TX

Livability — Stinnett

• Score: 67/100
• State rank: #556
• US rank: #10725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stinnett, TX
• Population (ZIP): 1,776

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 16% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 115.2223
• 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

+1.4% since first listed

16 events — show timeline

• 2026-06-11 Listed $70,000 AARMLS
• 2023-10-17 Sold (Public Records) — Public Records
• 2023-10-16 Sold (MLS) — AARMLS
• 2023-09-27 Price Changed $58,900 AARMLS
• 2023-09-06 Relisted — AARMLS
• 2023-08-10 Delisted — AARMLS
• 2023-07-31 Relisted — AARMLS
• 2023-07-08 Price Changed $59,900 AARMLS
• 2023-06-09 Listed $69,000 AARMLS
• 2003-05-05 Sold (Public Records) — Public Records
• 1995-12-11 Sold (Public Records) — Public Records
• 1993-01-28 Sold (Public Records) — Public Records
• 1993-01-28 Sold (Public Records) — Public Records
• 1989-08-28 Sold (Public Records) — Public Records
• 1987-03-13 Sold (Public Records) — Public Records
• 1986-01-24 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,577 · -0.5% YoY. Source: county tax records.