510 N Dallas St · Bremond, TX 76629

$85,000

2 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 125 Days on market

Built 1940 0.40 ac lot $52/sqft · 61% below area ↓ 14% since listing

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +6.3/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home on three city lots is ready for a makeover! Corner lot offers a lot of room, potentially a second house. This property has great tree coverage for a cool backyard in the summertime. Utilities are not currently connected. Being sold as is. Ready for a new owner, go look at it today. Year built is an estimate, seller cannot confirm year built.

Key facts

• Three city lots
• Cool backyard
• Great tree coverage

Tags

• THREE CITY LOTS
• CORNER LOT
• GREAT TREE COVERAGE
• COOL BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#894 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Bremond ISD (rural): math 31% / reading 48% proficiency, ranked #433 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 23 units permitted in Robertson County in 2023 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.7% local appreciation)).
• At projected returns (2.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 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. 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: 1.15% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $217,804
• List price: $85,000
• Delta: -60.97%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Jack St	0.42mi	3/2.0 (+1)	1,776 (+10%)	22mo	$255,000	$144	37

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

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.83×
• Total profit: $19,824
• Equity at exit: $36,767

10-year hold

• IRR: 16.8%
• Equity multiple: 3.40×
• Total profit: $57,023
• Equity at exit: $55,557

Cash invested: $23,800 (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 76629

• Home prices YoY: 3.0%
• Active inventory: 34
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $172

Break-even live

Break-even rent $762

Max offer price $85,000

Occupancy floor 77%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 125 DOM
2. 2026-06-17
   days on market $85,000 Active 124 DOM
3. 2026-06-16
   days on market $85,000 Active 123 DOM
4. 2026-06-15
   days on market $85,000 Active 122 DOM
5. 2026-06-13
   days on market $85,000 Active 120 DOM
6. 2026-06-12
   days on market $85,000 Active 119 DOM
7. 2026-06-09
   days on market $85,000 Active 116 DOM
8. 2026-06-08
   days on market $85,000 Active 115 DOM
9. 2026-06-08
   days on market $85,000 Active 114 DOM
10. 2026-06-05
    days on market $85,000 Active 112 DOM
11. 2026-06-03
    days on market $85,000 Active 110 DOM
12. 2026-06-02
    days on market $85,000 Active 109 DOM
13. 2026-06-01
    days on market $85,000 Active 108 DOM
14. 2026-05-31
    days on market $85,000 Active 107 DOM
15. 2026-02-13
    listed $85,000 Active 353-char remark

    Show marketing remark (353 chars)

    This home on three city lots is ready for a makeover! Corner lot offers a lot of room, potentially a second house. This property has great tree coverage for a cool backyard in the summertime. Utilities are not currently connected. Being sold as is. Ready for a new owner, go look at it today. Year built is an estimate, seller cannot confirm year built.

16. 2025-01-17
    listed $85,000 Active
17. 2025-01-15
    price $85,000
18. 2024-08-21
    listed $99,000 Active
19. 2024-08-21
    listed $99,000 Active

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$105/yr (+$9/mo · 7.3%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,750
• − Mortgage interest: −$4,761
• − Property taxes: −$1,450
• − Insurance: −$425
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,473
• Taxable income: $761
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $1,876/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: Bremond ISD
• NCES district ID: 4811250
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $45,350
• Composite: 33.57/100
• National rank: #5421
• State rank: #433 of 826 in TX

Livability — Bremond

• Score: 63/100
• State rank: #894
• US rank: #16038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bremond, TX
• Population (ZIP): 1,812

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 16,926 people
• By 2030: 17,039 · +0.7%
• By 2040: 17,217 · +1.7%
• By 2050: 17,301 · +2.2%
• By 2075: 17,849 · +5.5%
• By 2100: 17,642 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 10% Hispanic / Latino 10% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 19% Lithuanian 4% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -19.4pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+40.4 2016: R+35.1 2012: R+22.3 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 93.0443
• 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

-14.1% since first listed

5 events — show timeline

• 2026-02-13 Listed $85,000 BCSRMLS
• 2025-01-17 Listed $85,000 BCSRMLS
• 2025-01-15 Price Changed $85,000 HARMLS
• 2024-08-21 Listed $99,000 BCSRMLS
• 2024-08-21 Listed $99,000 HARMLS

Property tax history

+2.7%/yr

Latest (2025): $1,450 · +1.9% YoY. Source: county tax records.