1812 8th St · Brownwood, TX 76801

$69,000

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 75 Days on market

Built 1940 7,841 sqft lot $59/sqft · 44% below area Est $124k · 44% under ↓ 7% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1812 8th St. Brownwood, TX. Come take a look at this property in the heart of Brownwood. Outside you will find metal roof and fenced yard. The interior features spacious rooms, hardwood floors and room for improvements. Schedule your showing today.

Key facts

• Metal roof
• Fenced yard
• 7,841 sq ft lot

Tags

• METAL ROOF
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.9% in Brownwood — 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 64/100 on livability (#781 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Brownwood ISD (town): math 45% / reading 41% proficiency, ranked #344 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 380 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.89% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.38%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (median comp): $123,550
• List price: $69,000
• Delta: -44.15%
• 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
1611 3rd St	0.35mi	2/1.0	1,146 (-2%)	7mo	$139,000	$121	74
1510 4th St	0.36mi	2/1.0	1,196 (+2%)	8mo	$139,000	$116	72
1215 Avenue J	0.51mi	2/1.0	1,160 (-1%)	8mo	$54,999	$47	68
2204 Berkley St	0.34mi	3/1.0 (+1)	1,128 (-4%)	6mo	$134,900	$120	68
2103 9th St	0.28mi	3/2.0 (+1)	1,062 (-9%)	2mo	$185,000	$174	61
2302 Berkley St	0.41mi	3/1.0 (+1)	1,276 (+9%)	1mo	$178,000	$139	60
2204 Avenue C	0.54mi	2/1.0	1,230 (+5%)	8mo	$63,000	$51	59
2204 Austin Ave	0.71mi	2/1.0	1,208 (+3%)	7mo	$169,999	$141	55
2008 Austin Ave	0.68mi	2/2.0	1,122 (-4%)	8mo	$154,000	$137	51
2503 Belmeade St	0.60mi	3/1.0 (+1)	1,072 (-8%)	3mo	$135,000	$126	50
1607 11th St	0.33mi	3/1.0 (+1)	1,323 (+13%)	9mo	$109,900	$83	50
1609 2nd St	0.45mi	3/2.0 (+1)	1,300 (+11%)	4mo	$220,000	$169	49

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: 31.0%
• Equity multiple: 2.30×
• Total profit: $25,104
• Equity at exit: $10,288

10-year hold

• IRR: 38.2%
• Equity multiple: 4.55×
• Total profit: $68,605
• Equity at exit: $5,966

Cash invested: $19,320 (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 76801

• Active inventory: 380
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $570

Break-even live

Break-even rent $580

Max offer price $69,000

Occupancy floor 51%

Sensitivity live

Price	-10% $609	-5% $589	+0% $570	+5% $550	+10% $531
Rent	-10% $467	-5% $518	+0% $570	+5% $621	+10% $672
Rate	-1.0pp $604	-0.5pp $587	base $570	+0.5pp $552	+1.0pp $534

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	44d	1	0.67mi
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	44d	1	0.72mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	44d	1	0.72mi

Listing history 19 events

1. 2026-06-21
   days on market $69,000 Active 75 DOM
2. 2026-06-18
   days on market $69,000 Active 73 DOM
3. 2026-06-17
   days on market $69,000 Active 72 DOM
4. 2026-06-16
   days on market $69,000 Active 71 DOM
5. 2026-06-15
   days on market $69,000 Active 70 DOM
6. 2026-06-13
   days on market $69,000 Active 68 DOM
7. 2026-06-12
   days on market $69,000 Active 67 DOM
8. 2026-06-09
   days on market $69,000 Active 64 DOM
9. 2026-06-08
   days on market $69,000 Active 63 DOM
10. 2026-06-08
    days on market $69,000 Active 62 DOM
11. 2026-06-07
    days on market $69,000 Active 61 DOM
12. 2026-06-03
    days on market $69,000 Active 58 DOM
13. 2026-06-02
    days on market $69,000 Active 57 DOM
14. 2026-06-01
    days on market $69,000 Active 56 DOM
15. 2026-05-31
    days on market $69,000 Active 55 DOM
16. 2026-04-28
    price $69,000 259-char remark

    Show marketing remark (259 chars)

    Welcome to 1812 8th St. Brownwood, TX. Come take a look at this property in the heart of Brownwood. Outside you will find metal roof and fenced yard. The interior features spacious rooms, hardwood floors and room for improvements. Schedule your showing today.

17. 2026-04-06
    listed $74,000 Active 259-char remark

    Show marketing remark (259 chars)

    Welcome to 1812 8th St. Brownwood, TX. Come take a look at this property in the heart of Brownwood. Outside you will find metal roof and fenced yard. The interior features spacious rooms, hardwood floors and room for improvements. Schedule your showing today.

18. 2008-05-23
    soldstatus
19. 2002-02-19
    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: $809 · $67/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$454/yr (+$38/mo · 56.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 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: $15,609
• − Mortgage interest: −$3,865
• − Property taxes: −$809
• − Insurance: −$345
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,007
• Taxable income: $6,085
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $5,374/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: Brownwood ISD
• NCES district ID: 4811700
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $37,395
• Composite: 35.8/100
• National rank: #4833
• State rank: #344 of 826 in TX

Livability — Brownwood

• Score: 64/100
• State rank: #781
• US rank: #14230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownwood, TX
• Population (ZIP): 25,152

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 26% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.52%
• Current HPI: 164.0992
• 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

-6.8% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $69,000 NTREIS
• 2026-04-06 Listed $74,000 NTREIS
• 2008-05-23 Sold (Public Records) — Public Records
• 2002-02-19 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $809 · +1.4% YoY. Source: county tax records.