712 N Mccarty Ave · Eagle Lake, TX 77434

$39,900

2 bd · 2.0 ba · 900 sqft · SingleFamily public records · 96 Days on market

Built 1945 5,662 sqft lot $44/sqft · 69% 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
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home presents an excellent opportunity for flippers and investors, while also appealing to homeowners ready to renovate and build equity. The home features a compact, efficient layout with 2 bedrooms and 2 bathrooms, making it an ideal canvas for a cosmetic-to-moderate renovation project. Its manageable size allows for a straightforward rehab, and buyers can come choose your finishes to modernize the interior and create a refreshed living space tailored to today's market. The lot provides space for outdoor improvements such as a yard upgrade, small patio, or landscaping to further enhance value. Conveniently positioned minutes from downtown Eagle Lake, the home is close to everyday essentials. Quick access to FM 102 and US-90 Alternate makes commuting simple, with Columbus, Wharton, and Houston within a short drive.

Key facts

• Landscaping
• Small patio
• Yard upgrade

Tags

• COMPACT EFFICIENT LAYOUT
• OUTDOOR IMPROVEMENTS
• YARD UPGRADE
• SMALL PATIO
• LANDSCAPING
• CLOSE TO EVERYDAY ESSENTIALS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 3.7% in Eagle Lake — 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 62/100 on livability (#913 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: schools F, amenities F, commute F.
• Rice CISD (rural): math 34% / reading 32% proficiency, ranked #574 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $795 of equity ($276 loan paydown + $519 appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.44% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.74%
• DSCR: 3.26
• GRM: 3.4

CMA / ARV

• ARV (median comp): $127,757
• List price: $39,900
• Delta: -68.77%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.8%
• Equity multiple: 3.82×
• Total profit: $31,452
• Equity at exit: $14,249

10-year hold

• IRR: 55.1%
• Equity multiple: 7.67×
• Total profit: $74,475
• Equity at exit: $19,432

Cash invested: $11,172 (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 77434

• Home prices YoY: 0.7%
• Active inventory: 59
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $472

Break-even live

Break-even rent $377

Max offer price $39,900

Occupancy floor 47%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Hunters Ln Unit 217 Eagle Lake, TX	2.0	2.0	936	$975	$1.04	24d	1	0.29mi

Listing history 18 events

1. 2026-06-18
   price $39,900 Active 96 DOM
2. 2026-06-18
   days on market $69,000 Active 96 DOM
3. 2026-06-17
   days on market $69,000 Active 95 DOM
4. 2026-06-16
   days on market $69,000 Active 94 DOM
5. 2026-06-15
   days on market $69,000 Active 93 DOM
6. 2026-06-15
   days on market $69,000 Active 92 DOM
7. 2026-06-13
   days on market $69,000 Active 91 DOM
8. 2026-06-12
   days on market $69,000 Active 90 DOM
9. 2026-06-09
   days on market $69,000 Active 87 DOM
10. 2026-06-08
    days on market $69,000 Active 86 DOM
11. 2026-06-08
    days on market $69,000 Active 85 DOM
12. 2026-06-05
    days on market $69,000 Active 83 DOM
13. 2026-06-03
    days on market $69,000 Active 81 DOM
14. 2026-06-02
    days on market $69,000 Active 80 DOM
15. 2026-06-01
    days on market $69,000 Active 79 DOM
16. 2026-05-31
    days on market $69,000 Active 78 DOM
17. 2026-03-14
    listed $69,000 Active 832-char remark

    Show marketing remark (832 chars)

    This home presents an excellent opportunity for flippers and investors, while also appealing to homeowners ready to renovate and build equity. The home features a compact, efficient layout with 2 bedrooms and 2 bathrooms, making it an ideal canvas for a cosmetic-to-moderate renovation project. Its manageable size allows for a straightforward rehab, and buyers can come choose your finishes to modernize the interior and create a refreshed living space tailored to today's market. The lot provides space for outdoor improvements such as a yard upgrade, small patio, or landscaping to further enhance value. Conveniently positioned minutes from downtown Eagle Lake, the home is close to everyday essentials. Quick access to FM 102 and US-90 Alternate makes commuting simple, with Columbus, Wharton, and Houston within a short drive.

18. 2007-01-03
    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: $864 · $72/mo
• Projected year-2 tax: $864 · $72/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $11,700
• − Mortgage interest: −$2,235
• − Property taxes: −$864
• − Insurance: −$200
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,161
• Taxable income: $5,369
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,380/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: Rice CISD
• NCES district ID: 4836970
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $39,704
• Composite: 27.72/100
• National rank: #6907
• State rank: #574 of 826 in TX

Livability — Eagle Lake

• Score: 62/100
• State rank: #913
• US rank: #16344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, TX
• Population (ZIP): 4,037

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% White 22% Black 19% Two or more races 16% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Lithuanian 4% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.30%
• Current HPI: 179.6872
• 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

• 2026-03-14 Listed $69,000 HARMLS
• 2007-01-03 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $864 · +2.9% YoY. Source: county tax records.