1512 4th St · Brownwood, TX 76801

$54,999

3 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 257 Days on market

Built 1935 7,148 sqft lot $39/sqft · 60% below area

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

FIXER UPPER! We just listed this home located at 1512 4th St, Brownwood, TX 76801. This cozy property features a spacious living area, a functional kitchen, and a large backyard perfect for outdoor activities. It needs many repairs, but the seller will put on a new roof. This property is conveniently situated near schools, parks, and shopping, it's a great opportunity for first-time buyers or investors. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Functional kitchen
• Spacious living area
• Large backyard

Tags

• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• LARGE BACKYARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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+, 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $48,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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 1935 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.25% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.60%
• DSCR: 2.90
• GRM: 3.7

CMA / ARV

• ARV (median comp): $137,022
• List price: $54,999
• Delta: -59.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 6th St	0.25mi	3/1.0	1,363 (-2%)	2mo	$143,500	$105	84
1811 4th St	0.26mi	3/1.0	1,460 (+5%)	3mo	$94,900	$65	78
1201 8th St	0.36mi	3/2.0	1,372 (-2%)	1mo	$129,850	$95	75
1609 2nd St	0.15mi	3/2.0	1,300 (-7%)	4mo	$220,000	$169	75
1703 7th St	0.23mi	2/1.0 (-1)	1,484 (+6%)	5mo	$50,000	$34	69
1012 Avenue K	0.46mi	3/2.0	1,442 (+3%)	4mo	$150,000	$104	66
2400 Belmeade Ave	0.71mi	3/1.0	1,420 (+2%)	1mo	$149,000	$105	63
2313 Durham Ave	0.73mi	3/2.0	1,400 (+0%)	4mo	$239,000	$171	58
2302 Berkley St	0.65mi	3/1.0	1,276 (-8%)	1mo	$178,000	$139	55
2303 Dartmore St	0.65mi	3/2.0	1,572 (+13%)	1mo	$269,900	$172	44
2206 4th St	0.58mi	3/2.0	1,600 (+15%)	1mo	$159,900	$100	43
2301 Berkley St	0.64mi	4/2.0 (+1)	1,535 (+10%)	3mo	$222,500	$145	42

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: 39.4%
• Equity multiple: 2.69×
• Total profit: $25,961
• Equity at exit: $8,201

10-year hold

• IRR: 45.8%
• Equity multiple: 5.39×
• Total profit: $67,654
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $547

Break-even live

Break-even rent $548

Max offer price $54,999

Occupancy floor 51%

Sensitivity live

Price	-10% $578	-5% $562	+0% $547	+5% $531	+10% $516
Rent	-10% $449	-5% $498	+0% $547	+5% $596	+10% $645
Rate	-1.0pp $574	-0.5pp $561	base $547	+0.5pp $532	+1.0pp $518

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	44d	1	0.55mi
2001 Brady Ave Unit 1705 Austin-A Brownwood, TX	2.0	1.0	1070	$1,095	$1.02	44d	1	0.55mi
2411 13th St Brownwood, TX	3.0	2.0	1466	$1,800	$1.23	44d	1	1.02mi

Listing history 17 events

1. 2026-06-21
   days on market $54,999 Active 257 DOM
2. 2026-06-18
   days on market $54,999 Active 255 DOM
3. 2026-06-17
   days on market $54,999 Active 254 DOM
4. 2026-06-16
   days on market $54,999 Active 253 DOM
5. 2026-06-15
   days on market $54,999 Active 252 DOM
6. 2026-06-13
   days on market $54,999 Active 250 DOM
7. 2026-06-12
   days on market $54,999 Active 249 DOM
8. 2026-06-09
   days on market $54,999 Active 246 DOM
9. 2026-06-08
   days on market $54,999 Active 245 DOM
10. 2026-06-08
    days on market $54,999 Active 244 DOM
11. 2026-06-07
    days on market $54,999 Active 243 DOM
12. 2026-06-03
    days on market $54,999 Active 240 DOM
13. 2026-06-02
    days on market $54,999 Active 239 DOM
14. 2026-06-01
    days on market $54,999 Active 238 DOM
15. 2026-05-31
    days on market $54,999 Active 237 DOM
16. 2025-10-06
    listed $54,999 Active 636-char remark

    Show marketing remark (636 chars)

    FIXER UPPER! We just listed this home located at 1512 4th St, Brownwood, TX 76801. This cozy property features a spacious living area, a functional kitchen, and a large backyard perfect for outdoor activities. It needs many repairs, but the seller will put on a new roof. This property is conveniently situated near schools, parks, and shopping, it's a great opportunity for first-time buyers or investors. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

17. 2004-02-02
    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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/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: $14,881
• − Mortgage interest: −$3,081
• − Property taxes: −$1,459
• − Insurance: −$275
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$1,600
• Taxable income: $6,085
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $5,100/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 events — show timeline

• 2025-10-06 Listed $54,999 HARMLS
• 2004-02-02 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,459 · -0.0% YoY. Source: county tax records.