1713 Durham Ave · Brownwood, TX 76801

$155,000

4 bd · 2.0 ba · 2,496 sqft · SingleFamily public records · 498 Days on market

0.29 ac lot $62/sqft · 35% below area Est $237k · 35% under ↓ 3% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• 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

This is truly a diamond in the rough! Huge 2496 sq ft home (per BCAD) 4BR, could be 5BR, 2BA home with an attic fan, attached carport, storage building and a storm cellar. With some work and TLC this home could be so beautiful. TLC to the wood floors and they would be so gorgeous. One bathroom was recently renovated and is so pretty! Priced below appraised value, this house will not last long. You have to see the house to feel the comfort and potential of the wonderful family home it will become.

Key facts

• 0.29 acre lot
• Garage
• Listed 497 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Brownwood Middle (math 39% / reading 41%, grade F, #646 of 1,662 statewide, top 40%, 485 students, 64% FRL).
• Market conditions: 380 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 498 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 498 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $237,494
• List price: $155,000
• Delta: -34.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Belmeade Ave	0.38mi	4/2.0	2,361 (-5%)	5mo	$229,000	$97	69
1400 Cottage	0.57mi	4/2.5	2,312 (-7%)	6mo	$298,000	$129	55
1511 1st St	0.20mi	4/2.0	2,169 (-13%)	19mo	$189,900	$88	53
1908 8th St	0.59mi	4/3.0	2,365 (-5%)	14mo	$359,000	$152	49
2202 Belmeade Ave	0.46mi	4/3.0	2,228 (-11%)	11mo	$299,000	$134	47
2010 Brooke Ln	0.68mi	4/2.5	2,203 (-12%)	4mo	$207,990	$94	43
2000 7th St	0.53mi	4/3.0	2,658 (+6%)	23mo	$399,000	$150	41
2300 1st St	0.46mi	3/2.0 (-1)	2,150 (-14%)	20mo	$299,990	$140	34

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-16,381
• Equity at exit: $23,111

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,848
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$252 /mo · $3,030/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $136

Break-even live

Break-even rent $1,430

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $224	-5% $180	+0% $136	+5% $92	+10% $48
Rent	-10% $10	-5% $73	+0% $136	+5% $200	+10% $263
Rate	-1.0pp $214	-0.5pp $176	base $136	+0.5pp $96	+1.0pp $55

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-05-15
   price $155,000 502-char remark

   Show marketing remark (502 chars)

   This is truly a diamond in the rough! Huge 2496 sq ft home (per BCAD) 4BR, could be 5BR, 2BA home with an attic fan, attached carport, storage building and a storm cellar. With some work and TLC this home could be so beautiful. TLC to the wood floors and they would be so gorgeous. One bathroom was recently renovated and is so pretty! Priced below appraised value, this house will not last long. You have to see the house to feel the comfort and potential of the wonderful family home it will become.

2. 2025-03-28
   status Active 502-char remark

   Show marketing remark (502 chars)

   This is truly a diamond in the rough! Huge 2496 sq ft home (per BCAD) 4BR, could be 5BR, 2BA home with an attic fan, attached carport, storage building and a storm cellar. With some work and TLC this home could be so beautiful. TLC to the wood floors and they would be so gorgeous. One bathroom was recently renovated and is so pretty! Priced below appraised value, this house will not last long. You have to see the house to feel the comfort and potential of the wonderful family home it will become.

3. 2025-03-17
   historical Active Option Contract 502-char remark

   Show marketing remark (502 chars)

   This is truly a diamond in the rough! Huge 2496 sq ft home (per BCAD) 4BR, could be 5BR, 2BA home with an attic fan, attached carport, storage building and a storm cellar. With some work and TLC this home could be so beautiful. TLC to the wood floors and they would be so gorgeous. One bathroom was recently renovated and is so pretty! Priced below appraised value, this house will not last long. You have to see the house to feel the comfort and potential of the wonderful family home it will become.

4. 2025-02-21
   price $164,900 502-char remark

   Show marketing remark (502 chars)

   This is truly a diamond in the rough! Huge 2496 sq ft home (per BCAD) 4BR, could be 5BR, 2BA home with an attic fan, attached carport, storage building and a storm cellar. With some work and TLC this home could be so beautiful. TLC to the wood floors and they would be so gorgeous. One bathroom was recently renovated and is so pretty! Priced below appraised value, this house will not last long. You have to see the house to feel the comfort and potential of the wonderful family home it will become.

5. 2025-01-08
   listed $165,000 Active 502-char remark

   Show marketing remark (502 chars)

   This is truly a diamond in the rough! Huge 2496 sq ft home (per BCAD) 4BR, could be 5BR, 2BA home with an attic fan, attached carport, storage building and a storm cellar. With some work and TLC this home could be so beautiful. TLC to the wood floors and they would be so gorgeous. One bathroom was recently renovated and is so pretty! Priced below appraised value, this house will not last long. You have to see the house to feel the comfort and potential of the wonderful family home it will become.

6. 2024-09-18
   historical
7. 2024-07-15
   price $139,000
8. 2024-04-22
   price $149,000
9. 2024-02-27
   listed $159,000 Active
10. 2006-08-09
    soldstatus
11. 2003-08-29
    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: $3,030 · $252/mo
• Projected year-2 tax: $3,030 · $252/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 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: $19,232
• − Mortgage interest: −$8,682
• − Property taxes: −$3,030
• − Insurance: −$775
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,509
• Taxable loss: −$841
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,836/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

-2.5% since first listed

11 events — show timeline

• 2025-05-15 Price Changed $155,000 NTREIS
• 2025-03-28 Relisted — NTREIS
• 2025-03-17 Contingent — NTREIS
• 2025-02-21 Price Changed $164,900 NTREIS
• 2025-01-08 Listed $165,000 NTREIS
• 2024-09-18 Listing Removed — NTREIS
• 2024-07-15 Price Changed $139,000 NTREIS
• 2024-04-22 Price Changed $149,000 NTREIS
• 2024-02-27 Listed $159,000 NTREIS
• 2006-08-09 Sold (Public Records) — Public Records
• 2003-08-29 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $3,030 · -14.5% YoY. Source: county tax records.