1700 18th St · Brownwood, TX 76801

$179,900

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 100 Days on market

0.26 ac lot $101/sqft · 18% below area Est $220k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh paint throughout, including the ceilings —you have to see it to believe the transformation. With brand-new paint throughout, this home feels bright, clean, and completely refreshed. If you’ve driven by before, it’s time to take another look at this wonderful 4-bedroom, 2-bath home that’s ready to impress all over again. Welcome home to this solid, all-brick beauty nestled in a well-established, family-friendly neighborhood—ready for its next chapter and new memories to be made. With nearly 1,800 square feet of living space, there’s plenty of room for everyone to spread out, come together, and truly enjoy being home. The spacious 20x20 living area serves as the heart of the home, featuring a classic brick fireplace—perfect for cozy evenings, game nights, or relaxing weekends. All four bedrooms are generously sized, offering flexibility for first-time buyers, growing families, guests, or even a home office setup. Outside, you’ll find a 2-car carport, an extra-large fenced backyard with room to play or entertain, and a versatile storage space that could easily be upgraded into a hobby room or workshop. With these recent upgrades and exceptional value, this home deserves a second look—and it won’t last long. Schedule your showing today before this opportunity slips away.

Key facts

• Brick fireplace
• Two-car carport
• Corner lot

Tags

• BRICK FIREPLACE
• LARGE FENCED BACKYARD
• CORNER LOT
• TWO-CAR CARPORT
• ATTACHED STORAGE ROOM
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (17.3% below list).
• Recommended offer: $147k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.7% 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: 377 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $147,150 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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: 0.83% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 10.1

CMA / ARV

• ARV (median comp): $220,168
• List price: $179,900
• Delta: -18.29%
• 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
2302 16th St	0.48mi	3/2.0	1,793 (+0%)	1mo	$240,000	$134	76
1707 12th St	0.31mi	4/2.0 (+1)	1,725 (-4%)	1mo	$245,000	$142	74
2402 14th St	0.58mi	3/2.0	1,769 (-1%)	4mo	$249,500	$141	68
2309 13th St	0.55mi	3/2.0	1,743 (-2%)	4mo	$189,900	$109	67
2205 10th St	0.58mi	3/2.0	1,820 (+2%)	5mo	$228,000	$125	65
2406 14 TH	0.60mi	2/1.5 (-1)	1,768 (-1%)	4mo	$189,900	$107	60
2410 Asbury St	0.66mi	3/2.0	1,695 (-5%)	7mo	$265,000	$156	55
2215 13th St	0.48mi	4/2.0 (+1)	1,611 (-10%)	4mo	$200,000	$124	53
2201 Brooke	0.67mi	3/2.0	1,629 (-9%)	2mo	$322,000	$198	52
1203 8th St	0.69mi	3/2.0	1,605 (-10%)	1mo	$110,000	$69	50
2302 13th	0.53mi	3/2.0	1,566 (-12%)	8mo	$195,000	$125	48
2103 Brooke Ln	0.63mi	3/2.0	1,537 (-14%)	8mo	$319,900	$208	41

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-40,864
• Equity at exit: $26,824

10-year hold

• IRR: -18.5%
• Equity multiple: -0.00×
• Total profit: $-50,403
• Equity at exit: $15,554

Cash invested: $50,372 (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: 377
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$343 /mo · $4,113/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-185

Break-even live

Break-even rent $1,723

Max offer price $147,150

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.65mi
2001 Brady Ave Unit Booker 703 Brownwood, TX	2.0	1.0	1247	$1,045	$0.84	44d	1	0.78mi

Listing history 22 events

1. 2026-05-15
   status Pending 1365-char remark

   Show marketing remark (1365 chars)

   Fresh paint throughout, including the ceilings —you have to see it to believe the transformation. With brand-new paint throughout, this home feels bright, clean, and completely refreshed. If you’ve driven by before, it’s time to take another look at this wonderful 4-bedroom, 2-bath home that’s ready to impress all over again. Welcome home to this solid, all-brick beauty nestled in a well-established, family-friendly neighborhood—ready for its next chapter and new memories to be made. With nearly 1,800 square feet of living space, there’s plenty of room for everyone to spread out, come together, and truly enjoy being home. The spacious 20x20 living area serves as the heart of the home, featuring a classic brick fireplace—perfect for cozy evenings, game nights, or relaxing weekends. All four bedrooms are generously sized, offering flexibility for first-time buyers, growing families, guests, or even a home office setup. Outside, you’ll find a 2-car carport, an extra-large fenced backyard with room to play or entertain, and a versatile storage space that could easily be upgraded into a hobby room or workshop. With these recent upgrades and exceptional value, this home deserves a second look—and it won’t last long. Schedule your showing today before this opportunity slips away.

2. 2026-04-25
   status Active 1365-char remark

   Show marketing remark (1365 chars)

   Fresh paint throughout, including the ceilings —you have to see it to believe the transformation. With brand-new paint throughout, this home feels bright, clean, and completely refreshed. If you’ve driven by before, it’s time to take another look at this wonderful 4-bedroom, 2-bath home that’s ready to impress all over again. Welcome home to this solid, all-brick beauty nestled in a well-established, family-friendly neighborhood—ready for its next chapter and new memories to be made. With nearly 1,800 square feet of living space, there’s plenty of room for everyone to spread out, come together, and truly enjoy being home. The spacious 20x20 living area serves as the heart of the home, featuring a classic brick fireplace—perfect for cozy evenings, game nights, or relaxing weekends. All four bedrooms are generously sized, offering flexibility for first-time buyers, growing families, guests, or even a home office setup. Outside, you’ll find a 2-car carport, an extra-large fenced backyard with room to play or entertain, and a versatile storage space that could easily be upgraded into a hobby room or workshop. With these recent upgrades and exceptional value, this home deserves a second look—and it won’t last long. Schedule your showing today before this opportunity slips away.

3. 2026-04-10
   historical Active Option Contract 1365-char remark

   Show marketing remark (1365 chars)

   Fresh paint throughout, including the ceilings —you have to see it to believe the transformation. With brand-new paint throughout, this home feels bright, clean, and completely refreshed. If you’ve driven by before, it’s time to take another look at this wonderful 4-bedroom, 2-bath home that’s ready to impress all over again. Welcome home to this solid, all-brick beauty nestled in a well-established, family-friendly neighborhood—ready for its next chapter and new memories to be made. With nearly 1,800 square feet of living space, there’s plenty of room for everyone to spread out, come together, and truly enjoy being home. The spacious 20x20 living area serves as the heart of the home, featuring a classic brick fireplace—perfect for cozy evenings, game nights, or relaxing weekends. All four bedrooms are generously sized, offering flexibility for first-time buyers, growing families, guests, or even a home office setup. Outside, you’ll find a 2-car carport, an extra-large fenced backyard with room to play or entertain, and a versatile storage space that could easily be upgraded into a hobby room or workshop. With these recent upgrades and exceptional value, this home deserves a second look—and it won’t last long. Schedule your showing today before this opportunity slips away.

4. 2026-02-03
   listed $179,900 Active 1365-char remark

   Show marketing remark (1365 chars)

   Fresh paint throughout, including the ceilings —you have to see it to believe the transformation. With brand-new paint throughout, this home feels bright, clean, and completely refreshed. If you’ve driven by before, it’s time to take another look at this wonderful 4-bedroom, 2-bath home that’s ready to impress all over again. Welcome home to this solid, all-brick beauty nestled in a well-established, family-friendly neighborhood—ready for its next chapter and new memories to be made. With nearly 1,800 square feet of living space, there’s plenty of room for everyone to spread out, come together, and truly enjoy being home. The spacious 20x20 living area serves as the heart of the home, featuring a classic brick fireplace—perfect for cozy evenings, game nights, or relaxing weekends. All four bedrooms are generously sized, offering flexibility for first-time buyers, growing families, guests, or even a home office setup. Outside, you’ll find a 2-car carport, an extra-large fenced backyard with room to play or entertain, and a versatile storage space that could easily be upgraded into a hobby room or workshop. With these recent upgrades and exceptional value, this home deserves a second look—and it won’t last long. Schedule your showing today before this opportunity slips away.

5. 2017-08-08
   soldstatus Sold 539-char remark

   Show marketing remark (539 chars)

   CLEAN LARGE LOT HOME! This corner lot home is a 3 bedroom 1.5 bath, open concept kitchen, large dining area, a very spacious living area with beautiful laminate flooring, wood burning fireplace, very attractive brick wall in living area, large rooms, walk in closet, awesome rustic themed bathroom, a very large back yard, chain link fence, 2 rear covered carports this home is located in a really good neighborhood. This is a HUD Foreclosure All offers through www. hudhomestore.com www. sageacquisitions.com no warranties no guarantees

6. 2017-06-15
   status Pending 539-char remark

   Show marketing remark (539 chars)

   CLEAN LARGE LOT HOME! This corner lot home is a 3 bedroom 1.5 bath, open concept kitchen, large dining area, a very spacious living area with beautiful laminate flooring, wood burning fireplace, very attractive brick wall in living area, large rooms, walk in closet, awesome rustic themed bathroom, a very large back yard, chain link fence, 2 rear covered carports this home is located in a really good neighborhood. This is a HUD Foreclosure All offers through www. hudhomestore.com www. sageacquisitions.com no warranties no guarantees

7. 2017-06-02
   price $96,800 539-char remark

   Show marketing remark (539 chars)

   CLEAN LARGE LOT HOME! This corner lot home is a 3 bedroom 1.5 bath, open concept kitchen, large dining area, a very spacious living area with beautiful laminate flooring, wood burning fireplace, very attractive brick wall in living area, large rooms, walk in closet, awesome rustic themed bathroom, a very large back yard, chain link fence, 2 rear covered carports this home is located in a really good neighborhood. This is a HUD Foreclosure All offers through www. hudhomestore.com www. sageacquisitions.com no warranties no guarantees

8. 2017-04-12
   listed $121,000 Active 539-char remark

   Show marketing remark (539 chars)

   CLEAN LARGE LOT HOME! This corner lot home is a 3 bedroom 1.5 bath, open concept kitchen, large dining area, a very spacious living area with beautiful laminate flooring, wood burning fireplace, very attractive brick wall in living area, large rooms, walk in closet, awesome rustic themed bathroom, a very large back yard, chain link fence, 2 rear covered carports this home is located in a really good neighborhood. This is a HUD Foreclosure All offers through www. hudhomestore.com www. sageacquisitions.com no warranties no guarantees

9. 2017-03-28
   soldstatus
10. 2017-02-13
    historical
11. 2016-07-07
    listed $142,000 Active
12. 2008-11-07
    soldstatus
13. 2008-11-07
    soldstatus
14. 2008-10-03
    historical
15. 2008-09-10
    listed $134,900
16. 2005-03-09
    soldstatus
17. 2005-02-22
    historical
18. 2005-02-08
    listed $96,500
19. 2004-05-28
    soldstatus
20. 2004-04-28
    historical
21. 2003-11-13
    listed $69,900
22. 2000-08-21
    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: $4,113 · $343/mo
• Projected year-2 tax: $4,113 · $343/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: $17,859
• − Mortgage interest: −$10,077
• − Property taxes: −$4,113
• − Insurance: −$900
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$5,233
• Taxable loss: −$5,321
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $-948/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

+157.4% since first listed

22 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-04-25 Relisted — NTREIS
• 2026-04-10 Contingent — NTREIS
• 2026-02-03 Listed $179,900 NTREIS
• 2017-08-08 Sold (MLS) — NTREIS
• 2017-06-15 Pending — NTREIS
• 2017-06-02 Price Changed $96,800 NTREIS
• 2017-04-12 Listed $121,000 NTREIS
• 2017-03-28 Sold (Public Records) — Public Records
• 2017-02-13 Listing Removed — NTREIS
• 2016-07-07 Listed $142,000 NTREIS
• 2008-11-07 Sold (Public Records) — Public Records
• 2008-11-07 Sold (MLS) — NTREIS
• 2008-10-03 Listing Removed — NTREIS
• 2008-09-10 Listed $134,900 NTREIS
• 2005-03-09 Sold (MLS) — NTREIS
• 2005-02-22 Listing Removed — NTREIS
• 2005-02-08 Listed $96,500 NTREIS
• 2004-05-28 Sold (MLS) — NTREIS
• 2004-04-28 Listing Removed — NTREIS
• 2003-11-13 Listed $69,900 NTREIS
• 2000-08-21 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,113 · +6.2% YoY. Source: county tax records.