303 Yoakum St · Rockdale, TX 76567

$85,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily · 533 Days on market

Built 1951 Poor condition 0.68 ac lot $75/sqft · 54% 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 +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling investors and remodelers--this property is waiting for some TLV and vision to make it shine! This property is home to an 1128 sq ft home, built in 1951. It has 3 bedrooms and 1 bath with mostly original design. There is a attached carport as well. This could make for a great investment property as the property is currently being rented to tenants, so it's already income producing! This property has a massive . 68 acre lot, so there is ample room for more uses and improvements. The property has access via E Belton and Douthit St. Located under and hour from Austin, B/CS and Temple. Just minutes to the Sandow Lakes site and 30 minutes from Taylor/Samsung. Home is sold as-is.

Key facts

• Original design
• Income producing
• Massive lot

Tags

• MASSIVE LOT
• INCOME PRODUCING
• ORIGINAL DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.6% in Rockdale — 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 60/100 on livability (#1,040 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Rockdale ISD (town): math 40% / reading 43% proficiency, ranked #395 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 77 units permitted in Milam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 533 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 533 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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 F 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: 1.51% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $185,577
• List price: $85,000
• Delta: -54.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $13,562
• Equity at exit: $12,674

10-year hold

• IRR: 23.0%
• Equity multiple: 2.98×
• Total profit: $47,063
• Equity at exit: $7,349

Cash invested: $23,800 (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 76567

• Home prices YoY: -12.9%
• Active inventory: 161
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $429

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 62%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 E Cameron Ave Rockdale, TX	2.0	1.0	872	$1,275	$1.46	1d	1	0.11mi
622 Scarbrough St Rockdale, TX	2.0	1.0	904	$1,050	$1.16	1d	1	0.96mi
823 Hickory St Rockdale, TX	3.0	2.0	1244	$1,650	$1.33	43d	1	1.19mi

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 533 DOM
2. 2026-06-17
   days on market $85,000 Active 532 DOM
3. 2026-06-16
   days on market $85,000 Active 531 DOM
4. 2026-06-15
   days on market $85,000 Active 530 DOM
5. 2026-06-15
   days on market $85,000 Active 529 DOM
6. 2026-06-13
   days on market $85,000 Active 528 DOM
7. 2026-06-12
   days on market $85,000 Active 527 DOM
8. 2026-06-09
   days on market $85,000 Active 524 DOM
9. 2026-06-08
   days on market $85,000 Active 523 DOM
10. 2026-06-08
    days on market $85,000 Active 522 DOM
11. 2026-06-07
    days on market $85,000 Active 521 DOM
12. 2026-06-03
    days on market $85,000 Active 518 DOM
13. 2026-06-02
    days on market $85,000 Active 517 DOM
14. 2026-06-01
    days on market $85,000 Active 516 DOM
15. 2026-05-31
    days on market $85,000 Active 515 DOM
16. 2026-02-02
    status Active 692-char remark

    Show marketing remark (692 chars)

    Calling investors and remodelers--this property is waiting for some TLV and vision to make it shine! This property is home to an 1128 sq ft home, built in 1951. It has 3 bedrooms and 1 bath with mostly original design. There is a attached carport as well. This could make for a great investment property as the property is currently being rented to tenants, so it's already income producing! This property has a massive . 68 acre lot, so there is ample room for more uses and improvements. The property has access via E Belton and Douthit St. Located under and hour from Austin, B/CS and Temple. Just minutes to the Sandow Lakes site and 30 minutes from Taylor/Samsung. Home is sold as-is.

17. 2024-12-30
    listed $85,000 Active 692-char remark

    Show marketing remark (692 chars)

    Calling investors and remodelers--this property is waiting for some TLV and vision to make it shine! This property is home to an 1128 sq ft home, built in 1951. It has 3 bedrooms and 1 bath with mostly original design. There is a attached carport as well. This could make for a great investment property as the property is currently being rented to tenants, so it's already income producing! This property has a massive . 68 acre lot, so there is ample room for more uses and improvements. The property has access via E Belton and Douthit St. Located under and hour from Austin, B/CS and Temple. Just minutes to the Sandow Lakes site and 30 minutes from Taylor/Samsung. Home is sold as-is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,438
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,473
• Taxable income: $4,034
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,179/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including painting, landscaping, and flooring replacement. It has potential for significant value increase with proper renovations.

Repairs flagged

• Major Kitchen flooring — Severe wear and tear.
• Major Bathroom flooring — Severe wear and tear.
• Major Painting — Painted walls appear old and in need of fresh paint.
• Major Landscaping — Overgrown vegetation and debris in the yard and around the house.

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve the home's appearance and value.
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and property value.
• Both Kitchen and bathroom flooring replacement — New flooring can significantly improve the home's appearance and functionality.
• Rental HVAC system inspection and maintenance — A functional HVAC system is essential for tenant satisfaction and can improve rental value.
• Both General cleaning and organization — A clean and organized home can improve the overall impression and value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · Severe wear and tear.	Major	$15,000–50,000
Bathroom flooring · Severe wear and tear.	Major	$15,000–50,000
Painting · Painted walls appear old and in need of fresh paint.	Major	$15,000–50,000
Landscaping · Overgrown vegetation and debris in the yard and around the house.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and repainting — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and property value. ↑
• Both Kitchen and bathroom flooring replacement — New flooring can significantly improve the home's appearance and functionality. ↑
• Rental HVAC system inspection and maintenance — A functional HVAC system is essential for tenant satisfaction and can improve rental value. ↑
• Both General cleaning and organization — A clean and organized home can improve the overall impression and value of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rockdale ISD
• NCES district ID: 4837590
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $38,586
• Composite: 34.64/100
• National rank: #5147
• State rank: #395 of 826 in TX

Livability — Rockdale

• Score: 60/100
• State rank: #1040
• US rank: #18508

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockdale, TX
• Population (ZIP): 8,457

Population outlook (Milam County) Hauer SSP2

• Today (2025): 24,051 people
• By 2030: 23,613 · -1.8%
• By 2040: 22,693 · -5.6%
• By 2050: 21,879 · -9.0%
• By 2075: 20,974 · -12.8%
• By 2100: 19,414 · -19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 21% Korean 1%

Political lean MEDSL · Milam

• 2024 margin: Solid R (+57.3) · D 21.0% · R 78.3%
• 2008→2024 swing: -31.3pp toward R · 2008: -26.0pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+51.9 2016: R+49.9 2012: R+34.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.12%
• Current HPI: 217.5536
• 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

• 2026-02-02 Relisted — Unlock MLS
• 2024-12-30 Listed $85,000 Unlock MLS