1617 6th St · Brownwood, TX 76801

$218,500

4 bd · 1.0 ba · 2,048 sqft · SingleFamily public records · 12 Days on market

9,453 sqft lot Est $238k · 8% under

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Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +11.1/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• 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

Discover the potential in this spacious 4-bedroom, 1-bath home offering over 2,000 square feet of living space. This property is the perfect blank canvas to create your dream home or renovate for a strong investment or rental opportunity. There’s ample room to add a second bathroom, creating a true primary suite and a fantastic value-add component. Features include high ceilings, exposed shiplap, a nice-sized eat in kitchen, and double doorways that enhance the open feel in the common areas. Exterior highlights include a new metal privacy fence with a gated entry for on-property parking and a new roof installed within the last two years. Bring your imagination and get ready to transform this classic Brownwood home. Bid in hand from reputable contractor.

Key facts

• Fully renovated
• Private back yard
• Off street carport

Tags

• FULLY RENOVATED
• GRANITE COUNTERS
• WALK IN PANTRY
• PRIVATE BACK YARD
• OFF STREET CARPORT
• FULLY FENCED BACK YARD

Property features AI

Finance

• Other: Listing is for sale and active; Possession at closing/funding
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Property is not attached
• Construction: Year built not specified
• Exterior features: Lot is less than 0.5 acre (about 0.217 acres); Subdivision: South Side Add

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Kitchen island; Pantry; Granite counters
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Granite counters; Kitchen island; Open floorplan; Pantry; Walk-in closets; One living area; One dining area; Room count listed as 2; One-level home
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $47 ($568/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 $180k (17.6% below list).
• Recommended offer: $180k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $180,000 (17.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $237,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1617 6th St	0.00mi	4/1.0	2,048 (0%)	4mo	$75,000	$37	96
1605 6th St	0.04mi	3/2.0 (-1)	1,960 (-4%)	6mo	$105,000	$54	77
2107 Elizabeth Dr	0.46mi	4/2.0	2,048 (0%)	10mo	$239,900	$117	66
2204 Dartmore St	0.49mi	4/3.0	2,029 (-1%)	3mo	$254,500	$125	65
2308 Dartmore St	0.59mi	3/2.0 (-1)	2,053 (+0%)	2mo	$229,000	$112	62
2010 Brooke Ln	0.40mi	4/2.5	2,203 (+8%)	4mo	$207,990	$94	59
2209 9th St	0.62mi	3/2.0 (-1)	2,114 (+3%)	2mo	$244,900	$116	55
2202 Brooke Ln	0.53mi	4/2.5	2,203 (+8%)	4mo	$208,090	$94	53
1009 Roselawn St	0.53mi	3/2.0 (-1)	1,942 (-5%)	8mo	$320,000	$165	51
2202 Belmeade Ave	0.50mi	4/3.0	2,228 (+9%)	11mo	$299,000	$134	45
1908 Brooke Ln	0.32mi	3/2.0 (-1)	1,781 (-13%)	11mo	$199,900	$112	45
2205 10th St	0.59mi	3/2.0 (-1)	1,820 (-11%)	5mo	$228,000	$125	40

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-32,445
• Equity at exit: $32,579

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-24,595
• Equity at exit: $18,892

Cash invested: $61,180 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,146
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $47

Break-even live

Break-even rent $1,740

Max offer price $218,500

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $109	+0% $47	+5% $-14	+10% $-76
Rent	-10% $-95	-5% $-24	+0% $47	+5% $118	+10% $190
Rate	-1.0pp $157	-0.5pp $103	base $47	+0.5pp $-9	+1.0pp $-67

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: $54,625
• Closing costs: $6,555
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.88mi

Listing history 9 events

1. 2026-06-21
   days on market $218,500 Active 12 DOM
2. 2026-06-18
   days on market $218,500 Active 10 DOM
3. 2026-06-17
   days on market $218,500 Active 9 DOM
4. 2026-06-16
   days on market $218,500 Active 8 DOM
5. 2026-06-15
   days on market $218,500 Active 7 DOM
6. 2026-06-13
   days on market $218,500 Active 5 DOM
7. 2026-06-12
   days on market $218,500 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $218,500 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: $1,653 · $138/mo
• Projected year-2 tax: $3,999 · $333/mo
• Expected delta: +$2,346/yr (+$195/mo · 141.9%)

ⓘ 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 · 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: $21,600
• − Mortgage interest: −$12,239
• − Property taxes: −$1,653
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,356
• Taxable loss: −$3,197
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $1,336/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

+1056.1% since first listed

15 events — show timeline

• 2026-06-08 Listed $218,500 NTREIS
• 2026-02-17 Sold (Public Records) — Public Records
• 2026-02-16 Sold (MLS) — NTREIS
• 2026-02-09 Pending — NTREIS
• 2025-12-31 Price Changed $75,000 NTREIS
• 2025-12-13 Price Changed $89,000 NTREIS
• 2025-11-25 Listed $99,999 NTREIS
• 2011-03-16 Sold (Public Records) — Public Records
• 2011-03-16 Sold (MLS) — NTREIS
• 2011-02-21 Listing Removed — NTREIS
• 2010-07-21 Listed $29,999 NTREIS
• 2007-09-24 Sold (MLS) — NTREIS
• 2007-09-20 Sold (Public Records) — Public Records
• 2007-08-23 Listing Removed — NTREIS
• 2007-08-13 Listed $18,900 NTREIS

Property tax history

+4.1%/yr

Latest (2025): $1,653 · +0.2% YoY. Source: county tax records.