904 7th St · Brownwood, TX 76801

$38,500

2 bd · 1.0 ba · 2,032 sqft · SingleFamily public records · 39 Days on market

Built 1953 0.29 ac lot ↓ 50% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor special with strong potential in the heart of Brownwood! Located at 904 7th St, this property is a great opportunity for investors looking to add value. Whether you're planning a fix-and-flip, rental, or long-term hold, this home offers solid bones and plenty of upside. Conveniently situated near local amenities, schools, and main roads, making it attractive for future tenants or buyers. With the right vision and updates, this property could deliver excellent returns. Being sold as-is—bring your contractor and ideas!

Key facts

• 0.29 acre lot
• Built 1953
• Listed 39 days

Property features AI

Finance

• Other: Seller disclosure available; Lease not considered

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1953; Entry on first level
• Construction: Wood siding exterior; Metal roof; Slab foundation
• Exterior features: Lot includes other features

Interior

• Bedrooms: Bedroom on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Window unit cooling
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.7% vs local median 3.8% 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+, amenities 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.
• Zoned schools: Northwest El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 460 students, 87% FRL); Brownwood Middle (math 39% / reading 41%, grade F, #646 of 1,662 statewide, top 40%, 485 students, 64% FRL); Brownwood H S (math 55% / reading 49%, grade D+, #447 of 1,632 statewide, top 29%, 971 students, 54% FRL).
• 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 $266 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $37,345 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 4.68% ✓
• Cap rate: 39.69%
• Cash-on-cash: 119.28%
• DSCR: 6.31
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $174,752
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 6th St	0.47mi	3/2.0 (+1)	1,960 (-4%)	6mo	$105,000	$54	58
1903 Avenue E	0.26mi	3/2.0 (+1)	1,746 (-14%)	15mo	$149,900	$86	43

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: —
• Equity multiple: 6.76×
• Total profit: $62,088
• Equity at exit: $5,740

10-year hold

• IRR: —
• Equity multiple: 14.20×
• Total profit: $142,266
• Equity at exit: $3,329

Cash invested: $10,780 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$202
• Tax from tax record: −$133 /mo · $1,590/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1,072

Break-even live

Break-even rent $444

Max offer price $38,500

Occupancy floor 35%

Sensitivity live

Price	-10% $1,093	-5% $1,082	+0% $1,072	+5% $1,061	+10% $1,050
Rent	-10% $929	-5% $1,000	+0% $1,072	+5% $1,143	+10% $1,214
Rate	-1.0pp $1,091	-0.5pp $1,081	base $1,072	+0.5pp $1,062	+1.0pp $1,051

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: $9,625
• Closing costs: $1,155
• 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	1.27mi

Listing history 20 events

1. 2026-06-16
   status $38,500 Pending 39 DOM
2. 2026-06-15
   days on market $38,500 Active 39 DOM
3. 2026-06-13
   days on market $38,500 Active 37 DOM
4. 2026-06-12
   days on market $38,500 Active 36 DOM
5. 2026-06-09
   days on market $38,500 Active 33 DOM
6. 2026-06-08
   days on market $38,500 Active 32 DOM
7. 2026-06-08
   days on market $38,500 Active 31 DOM
8. 2026-06-07
   pricedays on market $38,500 Active 30 DOM
9. 2026-06-03
   days on market $50,000 Active 27 DOM
10. 2026-06-02
    days on market $50,000 Active 26 DOM
11. 2026-06-01
    days on market $50,000 Active 25 DOM
12. 2026-05-31
    days on market $50,000 Active 24 DOM
13. 2026-05-08
    listed $50,000 Active
14. 2025-03-26
    historical
15. 2025-03-17
    price $59,995
16. 2025-03-10
    price $69,995
17. 2025-03-04
    price $79,995
18. 2025-02-28
    price $89,995
19. 2025-02-24
    price $97,995
20. 2025-02-21
    listed $99,995 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: $1,590 · $133/mo
• Projected year-2 tax: $1,590 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: −$2,157
• − Property taxes: −$1,590
• − Insurance: −$192
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$1,120
• Taxable income: $13,085
• Est. tax owed @ 24.0%: −$3,140
• After-tax cash flow: $9,718/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

-50.0% since first listed

8 events — show timeline

• 2026-05-08 Listed $50,000 HARMLS
• 2025-03-26 Listing Removed — HARMLS
• 2025-03-17 Price Changed $59,995 HARMLS
• 2025-03-10 Price Changed $69,995 HARMLS
• 2025-03-04 Price Changed $79,995 HARMLS
• 2025-02-28 Price Changed $89,995 HARMLS
• 2025-02-24 Price Changed $97,995 HARMLS
• 2025-02-21 Listed $99,995 HARMLS

Property tax history

+4.9%/yr

Latest (2025): $1,590 · +6.2% YoY. Source: county tax records.