10914 Fm 607 N · Brownsboro, TX 75756

$160,000

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 18 Days on market

Built 1940 0.41 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape to peaceful country living with this charming property located just outside of Brownsboro! Nestled on FM 607 North, this home offers the perfect blend of privacy, space, and convenience—just a short drive from Tyler while enjoying the quiet of East Texas countryside. Step inside to find a warm and inviting interior with plenty of room to relax and entertain. Whether you're looking for a full-time residence or a weekend retreat, this property provides a comfortable setting with beautiful surroundings. Outside, you’ll appreciate the wide-open space—ideal for outdoor activities, gardening, or simply enjoying the serene landscape. Plenty of room for animals, hobbies, or

Key facts

• 0.41 acre lot
• Built 1940
• Listed 17 days

Property features AI

Finance

• Financial info: Annual property tax: $2,418

Exterior

• Utilities: Lot size approx. 0.41 acre
• Home design: Single-family detached residence; Single story
• Construction: Brick and wood siding exterior; Aluminum/metal roof
• Exterior features: Front porch; Chain link fencing

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: employment D+, amenities F, commute 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.
• Zoned schools: Brownsboro El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 429 students, 66% FRL); Brownsboro J H (math 48% / reading 49%, grade C-, #392 of 1,662 statewide, top 24%, 405 students, 60% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($158k) 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, 56% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.37% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.79%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $326,244
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13321 Low Meadow Dr	0.08mi	3/2.0	1,705 (-3%)	22mo	$367,000	$215	73
11006 Meadow Crk	0.15mi	3/2.0	1,533 (-13%)	20mo	$285,000	$186	55
14125 Lone Pne	0.75mi	3/2.0	1,681 (-4%)	10mo	$265,000	$158	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 3.84×
• Total profit: $127,086
• Equity at exit: $144,141

10-year hold

• IRR: 31.6%
• Equity multiple: 8.65×
• Total profit: $342,929
• Equity at exit: $310,845

Cash invested: $44,800 (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 75756

• Home prices YoY: 12.4%
• Active inventory: 56
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $627

Break-even live

Break-even rent $1,402

Max offer price $160,000

Occupancy floor 66%

Sensitivity live

Price	-10% $717	-5% $672	+0% $627	+5% $581	+10% $536
Rent	-10% $453	-5% $540	+0% $627	+5% $713	+10% $800
Rate	-1.0pp $707	-0.5pp $667	base $627	+0.5pp $585	+1.0pp $543

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10191 FM 607 N Brownsboro, TX	3.0	2.0	2140	$2,195	$1.03	0d	1	0.83mi
10191 FM 607 N Brownsboro, TX	3.0	2.0	2140	$2,195	$1.03	3d	1	0.83mi

Listing history 13 events

1. 2026-06-21
   days on market $160,000 Active 18 DOM
2. 2026-06-19
   days on market $160,000 Active 16 DOM
3. 2026-06-18
   days on market $160,000 Active 15 DOM
4. 2026-06-17
   days on market $160,000 Active 14 DOM
5. 2026-06-16
   days on market $160,000 Active 13 DOM
6. 2026-06-15
   days on market $160,000 Active 12 DOM
7. 2026-06-14
   days on market $160,000 Active 10 DOM
8. 2026-06-13
   days on market $160,000 Active 9 DOM
9. 2026-06-10
   days on market $160,000 Active 7 DOM
10. 2026-06-09
    days on market $160,000 Active 6 DOM
11. 2026-06-08
    days on market $160,000 Active 5 DOM
12. 2026-06-07
    remarks 681-char remark
13. 2026-06-07
    listed $160,000 Active 4 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: $2,420 · $202/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$508/yr (+$42/mo · 21.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $26,340
• − Mortgage interest: −$8,962
• − Property taxes: −$2,420
• − Insurance: −$800
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$4,655
• Taxable income: $5,288
• Est. tax owed @ 24.0%: −$1,269
• After-tax cash flow: $6,251/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

• Census place: Brownsboro, TX
• Population (ZIP): 4,569

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

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: ▲ 23.85%
• Current HPI: 215.6323
• 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

2 events — show timeline

• 2026-06-03 Listed $160,000 GTAR
• 1973-02-14 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,420 · -1.7% YoY. Source: county tax records.