1224 S Brazos St · Weatherford, TX 76086

$189,500

3 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 73 Days on market

Built 1958 0.28 ac lot $149/sqft · 25% below area Est $254k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bed, two bath home with storage shed accessible through covered breezeway on a nice-size lot with large trees in established neighborhood.

Key facts

• Covered breezeway
• Storage shed
• 0.28 acre lot

Tags

• STORAGE SHED
• COVERED BREEZEWAY
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $54 ($645/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (10.0% below list).
• Recommended offer: $171k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% in Weatherford — 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 71/100 on livability (#289 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, health & safety D+, amenities F.
• Weatherford ISD (town): math 39% / reading 44% proficiency, ranked #321 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 165 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,556 (10.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $253,570
• List price: $189,500
• Delta: -25.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 S Hill Dr	0.13mi	3/1.0	1,274 (+0%)	6mo	$314,900	$247	84
1315 Lamar St S	0.20mi	3/2.0	1,329 (+5%)	2mo	$240,000	$181	81
1038 Story Book Ln	0.23mi	3/2.0	1,289 (+2%)	8mo	$250,000	$194	80
1142 Story Book Ln	0.14mi	2/2.0 (-1)	1,324 (+4%)	3mo	$260,000	$196	79
423 Live Oak Ln	0.30mi	3/2.0	1,344 (+6%)	6mo	$249,000	$185	71
1111 Vivienne St	0.65mi	3/2.0	1,272 (+0%)	1mo	$256,000	$201	68
1201 S Rusk St	0.64mi	3/2.0	1,281 (+1%)	1mo	$275,000	$215	67
1236 S Brazos St	0.07mi	2/1.0 (-1)	1,082 (-15%)	0mo	$237,950	$220	63
1209 Lynn St	0.59mi	3/1.5	1,318 (+4%)	6mo	$176,000	$134	59
1507 Elaine St	0.59mi	3/2.0	1,443 (+14%)	4mo	$280,000	$194	46
1204 Kay Dr	0.72mi	3/2.0	1,410 (+11%)	9mo	$299,000	$212	41
115 E Akard St	0.68mi	2/1.0 (-1)	1,403 (+11%)	7mo	$279,000	$199	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-32,268
• Equity at exit: $28,255

10-year hold

• IRR: -16.9%
• Equity multiple: 0.19×
• Total profit: $-42,944
• Equity at exit: $16,384

Cash invested: $53,060 (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 76086

• Rents YoY: -0.9%
• Active inventory: 165
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$994
• Tax from tax record: −$221 /mo · $2,651/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $54

Break-even live

Break-even rent $1,638

Max offer price $189,500

Occupancy floor 92%

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 W Rentz St Unit 89 Weatherford, TX	3.0	1.0	904	$1,050	$1.16	24d	1	0.06mi
312 W Rentz St #95 Weatherford, TX	3.0	1.0	904	$1,250	$1.38	44d	1	0.06mi
107 Brazos Ln Weatherford, TX	3.0	2.0	1155	$1,795	$1.55	44d	1	0.07mi
105 Brazos Ln Unit 107 Weatherford, TX	3.0	2.0	1155	$1,795	$1.55	44d	1	0.07mi
236 Rentz Place Cir Weatherford, TX	3.0	2.0	1155	$1,550	$1.34	44d	1	0.07mi
1220 S Lamar St Weatherford, TX	2.0	1.0	986	$1,695	$1.72	7d	1	0.11mi
217 Rentz Place Cir Weatherford, TX	3.0	2.0	1155	$1,875	$1.62	5d	1	0.14mi
1122 Story Book Ln Weatherford, TX	3.0	2.0	1182	$1,850	$1.57	4d	1	0.17mi
322 W Anderson St Unit 200 Weatherford, TX	2.0	2.0	900	$1,299	$1.44	24d	1	0.23mi
809 S Lamar St Weatherford, TX	3.0	2.0	1650	$2,800	$1.70	19d	1	0.44mi
1117 S Rusk St Weatherford, TX	2.0	2.0	1285	$1,750	$1.36	44d	1	0.62mi
1117 S Rusk St #1117 Weatherford, TX	2.0	2.0	1285	$1,700	$1.32	24d	1	0.63mi
1110 Curtis Dr Weatherford, TX	2.0	1.5	1004	$1,295	$1.29	7d	1	0.65mi
509 Eureka St Unit 100 Weatherford, TX	2.0	2.0	1200	$1,499	$1.25	24d	1	0.91mi
422 W Oak St Unit 422 Weatherford, TX	3.0	2.5	1840	$2,100	$1.14	44d	1	0.94mi
442 W Oak St Weatherford, TX	3.0	2.5	1840	$2,150	$1.17	44d	1	0.94mi
303 S Elm St Weatherford, TX	4.0	2.0	1500	$2,250	$1.50	4d	1	0.95mi
510 E Akard St Unit 400 Weatherford, TX	2.0	2.0	1200	$1,499	$1.25	5d	1	0.95mi
206 E Columbia St Weatherford, TX	2.0	2.0	1340	$2,200	$1.64	44d	1	0.96mi
202 E Oak St Weatherford, TX	2.0	1.0	895	$1,295	$1.45	7d	1	1.00mi
106 N Merrimac St Weatherford, TX	3.0	2.0	1064	$1,650	$1.55	24d	1	1.10mi
302 W Spring St Weatherford, TX	3.0	2.5	1800	$1,900	$1.06	44d	1	1.17mi
928 Austin Ct Unit 930 Weatherford, TX	2.0	2.0	1000	$1,850	$1.85	3d	1	1.27mi
950 Austin Ct Unit 950 Weatherford, TX	2.0	2.0	1147	$2,300	$2.01	15d	1	1.30mi
209 W Interstate 20 Weatherford, TX	2.0	2.0	870	$1,919	$2.20	1d	14	1.31mi
217 Clinton Dr Weatherford, TX	3.0	2.0	1296	$1,750	$1.35	22d	1	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $189,500 Active 73 DOM
2. 2026-06-17
   days on market $189,500 Active 72 DOM
3. 2026-06-16
   days on market $189,500 Active 71 DOM
4. 2026-06-15
   days on market $189,500 Active 70 DOM
5. 2026-06-13
   days on market $189,500 Active 68 DOM
6. 2026-06-09
   days on market $189,500 Active 64 DOM
7. 2026-06-08
   days on market $189,500 Active 63 DOM
8. 2026-06-07
   days on market $189,500 Active 62 DOM
9. 2026-06-04
   days on market $189,500 Active 59 DOM
10. 2026-06-03
    days on market $189,500 Active 58 DOM
11. 2026-06-02
    days on market $189,500 Active 57 DOM
12. 2026-06-01
    days on market $189,500 Active 56 DOM
13. 2026-05-31
    days on market $189,500 Active 55 DOM
14. 2026-03-19
    listed $195,000 Active 144-char remark

    Show marketing remark (144 chars)

    Three bed, two bath home with storage shed accessible through covered breezeway on a nice-size lot with large trees in established neighborhood.

ⓘ 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: $2,651 · $221/mo
• Projected year-2 tax: $3,468 · $289/mo
• Expected delta: +$816/yr (+$68/mo · 30.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,467
• − Mortgage interest: −$10,615
• − Property taxes: −$2,651
• − Insurance: −$948
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$5,513
• Taxable loss: −$2,535
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $1,253/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: Weatherford ISD
• NCES district ID: 4844800
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,087
• Composite: 36.4/100
• National rank: #4679
• State rank: #321 of 826 in TX

Livability — Weatherford

• Score: 71/100
• State rank: #289
• US rank: #6648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherford, TX
• County: Parker County · 144,797 people
• City population: 60,150
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,328
• Household income: $60,578
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1143.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 10% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 9% Vietnamese 2%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -264.48%
• Current HPI: 230.8312
• Rent YoY: ▼ -0.90%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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 event — show timeline

• 2026-03-19 Listed $195,000 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $2,651 · +8.5% YoY. Source: county tax records.