7885 N Fm 607 · Brownsboro, TX 75778

$70,000

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 195 Days on market

Built 1966 0.26 ac lot $68/sqft · 82% below area ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brick 2 bedroom, 1 bathroom home near Echo Lake (South of Brownsboro). Seller to install new septic system upon closing. Can be bought with adjoining home on 9.5 acres (see MLS #25007343).

Key facts

• New septic system
• 0.26 acre lot
• Garage

Tags

• NEW SEPTIC SYSTEM

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 $451 ($5k/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: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 1.3% in Brownsboro — 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 59/100 on livability (#1,155 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 110 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $3k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1966 — 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: 1.72% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.63%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

• ARV (median comp): $379,759
• List price: $70,000
• Delta: -81.57%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

4.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 3.21×
• Total profit: $43,275
• Equity at exit: $37,937

10-year hold

• IRR: 35.0%
• Equity multiple: 6.45×
• Total profit: $106,846
• Equity at exit: $64,086

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 75778

• Home prices YoY: 2.2%
• Active inventory: 110
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $451

Break-even live

Break-even rent $633

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $491	-5% $471	+0% $451	+5% $431	+10% $412
Rent	-10% $356	-5% $404	+0% $451	+5% $499	+10% $546
Rate	-1.0pp $486	-0.5pp $469	base $451	+0.5pp $433	+1.0pp $415

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 23 events

1. 2026-06-21
   days on market $70,000 Active 195 DOM
2. 2026-06-19
   days on market $70,000 Active 193 DOM
3. 2026-06-18
   days on market $70,000 Active 192 DOM
4. 2026-06-17
   days on market $70,000 Active 191 DOM
5. 2026-06-16
   days on market $70,000 Active 190 DOM
6. 2026-06-15
   days on market $70,000 Active 189 DOM
7. 2026-06-14
   days on market $70,000 Active 187 DOM
8. 2026-06-13
   days on market $70,000 Active 186 DOM
9. 2026-06-10
   days on market $70,000 Active 184 DOM
10. 2026-06-09
    days on market $70,000 Active 183 DOM
11. 2026-06-08
    days on market $70,000 Active 182 DOM
12. 2026-06-07
    days on market $70,000 Active 181 DOM
13. 2026-06-02
    days on market $70,000 Active 176 DOM
14. 2026-06-01
    days on market $70,000 Active 175 DOM
15. 2026-05-31
    days on market $70,000 Active 174 DOM
16. 2026-05-30
    days on market $70,000 Active 173 DOM
17. 2026-05-14
    status Active 188-char remark

    Show marketing remark (188 chars)

    Brick 2 bedroom, 1 bathroom home near Echo Lake (South of Brownsboro). Seller to install new septic system upon closing. Can be bought with adjoining home on 9.5 acres (see MLS #25007343).

18. 2026-05-07
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Brick 2 bedroom, 1 bathroom home near Echo Lake (South of Brownsboro). Seller to install new septic system upon closing. Can be bought with adjoining home on 9.5 acres (see MLS #25007343).

19. 2026-04-06
    price $70,000 188-char remark

    Show marketing remark (188 chars)

    Brick 2 bedroom, 1 bathroom home near Echo Lake (South of Brownsboro). Seller to install new septic system upon closing. Can be bought with adjoining home on 9.5 acres (see MLS #25007343).

20. 2025-12-01
    listed $80,000 Active 188-char remark

    Show marketing remark (188 chars)

    Brick 2 bedroom, 1 bathroom home near Echo Lake (South of Brownsboro). Seller to install new septic system upon closing. Can be bought with adjoining home on 9.5 acres (see MLS #25007343).

21. 2025-04-07
    soldstatus
22. 2017-07-21
    soldstatus
23. 1999-08-17
    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: $1,243 · $104/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$38/yr (+$3/mo · 3.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,447
• − Mortgage interest: −$3,921
• − Property taxes: −$1,243
• − Insurance: −$350
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,036
• Taxable income: $4,585
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,315/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Brownsboro

• Score: 59/100
• State rank: #1155
• US rank: #20256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,987

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Portuguese 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.59%
• Current HPI: 216.4151
• 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

7 events — show timeline

• 2026-05-14 Relisted — GTAR
• 2026-05-07 Pending — GTAR
• 2026-04-06 Price Changed $70,000 GTAR
• 2025-12-01 Listed $80,000 GTAR
• 2025-04-07 Sold (Public Records) — Public Records
• 2017-07-21 Sold (Public Records) — Public Records
• 1999-08-17 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,243 · -1.8% YoY. Source: county tax records.