1600 S Wall St · Brady, TX 76825

$100,500

3 bd · 1.0 ba · 2,210 sqft · SingleFamily public records · 5 Days on market

Built 1930 0.39 ac lot

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Why this score? — see what drove the C+ 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 +19.1/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.0/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a 3 bedroom 2 bathroom home

Key facts

• 0.39 acre lot
• Garage
• Built 1930

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Residential property; Built in 1930; Single-level foundation (slab)
• Construction: Wood siding construction; Composition roof
• Exterior features: Subdivision lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (gas)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.6% vs local median 3.4% in Brady — 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 72/100 on livability (#270 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Brady ISD (rural): math 50% / reading 46% proficiency, ranked #238 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brady Middle (math 61% / reading 50%, grade B-, #240 of 1,662 statewide, top 15%, 180 students, 58% FRL); Brady H S (math 62% / reading 67%, grade B-, #199 of 1,632 statewide, top 14%, 300 students, 58% FRL).
• Zoned-school proficiency averages 60% at this address vs 48% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Brady ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 105 active listings in the ZIP; 2 units permitted in McCulloch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($695 loan paydown + $7k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,500

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $274,040
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 W 15th St	0.15mi	3/2.0	2,177 (-2%)	14mo	$272,000	$125	75
1506 Wall	0.05mi	3/2.0	2,000 (-10%)	9mo	$165,000	$83	70
1206 Live Oak St	0.25mi	3/2.0	2,287 (+4%)	15mo	$315,000	$138	66
602 W 12th St	0.31mi	3/2.0	2,122 (-4%)	20mo	$150,000	$71	58
1705 S Bradley St	0.52mi	4/2.0 (+1)	2,098 (-5%)	2mo	$140,000	$67	56
2005 S Pine St	0.48mi	4/2.0 (+1)	1,882 (-15%)	2mo	$234,000	$124	42
2017 S High St	0.63mi	3/2.0	1,910 (-14%)	3mo	$247,500	$130	42
2009 S China St	0.56mi	3/3.0	1,927 (-13%)	4mo	$210,000	$109	41
2000 S High St	0.51mi	3/2.0	1,900 (-14%)	18mo	$244,900	$129	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.39×
• Total profit: $39,080
• Equity at exit: $66,560

10-year hold

• IRR: 19.4%
• Equity multiple: 4.88×
• Total profit: $109,073
• Equity at exit: $123,736

Cash invested: $28,140 (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 76825

• Home prices YoY: 4.2%
• Active inventory: 105
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$527
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $107

Break-even live

Break-even rent $1,029

Max offer price $100,500

Occupancy floor 86%

Sensitivity live

Price	-10% $164	-5% $135	+0% $107	+5% $78	+10% $50
Rent	-10% $15	-5% $61	+0% $107	+5% $153	+10% $199
Rate	-1.0pp $157	-0.5pp $132	base $107	+0.5pp $81	+1.0pp $54

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: $25,125
• Closing costs: $3,015
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $100,500 Active 5 DOM
2. 2026-06-21
   days on market $100,500 Active 4 DOM
3. 2026-06-18
   days on market $100,500 Active 2 DOM
4. 2026-06-17
   remarks 35-char remark
5. 2026-06-17
   listed $100,500 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: $2,930 · $244/mo
• Projected year-2 tax: $2,930 · $244/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 5 d/yr ≥105°F today · 17 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: $13,971
• − Mortgage interest: −$5,630
• − Property taxes: −$2,930
• − Insurance: −$502
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,924
• Taxable loss: −$250
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,340/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: Brady ISD
• NCES district ID: 4811110
• Math proficiency: 50% ▼ -2.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $38,179
• Composite: 40.02/100
• National rank: #3826
• State rank: #238 of 826 in TX

Livability — Brady

• Score: 72/100
• State rank: #270
• US rank: #6336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brady, TX
• Population (ZIP): 6,595

Population outlook (McCulloch County) Hauer SSP2

• Today (2025): 8,509 people
• By 2030: 8,544 · +0.4%
• By 2040: 8,555 · +0.5%
• By 2050: 8,486 · -0.3%
• By 2075: 8,089 · -4.9%
• By 2100: 6,599 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 33% Two or more races 21%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Italian 8% Lithuanian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · McCulloch

• 2024 margin: Solid R (+73.4) · D 12.9% · R 86.3%
• 2008→2024 swing: -22.4pp toward R · 2008: -51.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.3 2016: R+67.0 2012: R+62.9 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.53%
• Current HPI: 161.5061
• 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

3 events — show timeline

• 2026-06-16 Listed $100,500 HARMLS
• 2008-03-19 Sold (Public Records) — Public Records
• 2000-06-29 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,930 · +2.9% YoY. Source: county tax records.