598 S Roberts Ave · Paint Rock, TX 76866

$76,500

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 7 Days on market

Built 1940 1.19 ac lot

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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 +5.6/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Selling as is. Nestled in the heart of Paint Rock, TX this unique 3 bedroom, 1 bath property offers an incredible opportunity to create your own weekend retreat, investment property, or charming small-town residence. Renovations have already been started by the seller, providing a head start for your vision and creativity. Situated on a beautifully vegetated 1-acre lot in downtown, the property features the main residence along with a substantial original rock workshop & multiple storage buildings , offering endless possibilities for hobbyist, craftsmen, storage or future expansion. Nature lovers will appreciate the abundant wildlife. White-tail deer frequently bed down in the backyar

Key facts

• Serene back porch
• Abundant wildlife
• 1 acre lot

Tags

• 1 ACRE LOT
• ORIGINAL ROCK WORKSHOP
• MULTIPLE STORAGE BUILDINGS
• ABUNDANT WILDLIFE
• SERENE BACK PORCH
• NATIVE AMERICAN PICTOGRAPHS

Property features AI

Finance

• HOA & community: No community amenities

Exterior

• Parking: Additional open parking; Parking pad; Storage parking
• Utilities: Public water; Electricity connected; Sewer: Other
• Home design: Single-family residence; One level; Fixer condition
• Construction: Frame construction; Metal roof; Pillar/post/pier foundation; Built as residential single family
• Exterior features: Storage; Porch; Shed(s); Workshop

Interior

• Kitchen: Gas range; Gas water heater
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window cooling units
• Interior features: Window coverings; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).

Location & tenants

• Location reads 57/100 on livability (#1,245 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, crime F, amenities F.
• Paint Rock ISD (rural): math 35% / reading 25% proficiency, ranked #1,008 of 1,141 in TX (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 10 units permitted in Concho County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($529 loan paydown + $875 appreciation (1.1% local appreciation)).
• Concho County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,500

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.29×
• Total profit: $27,542
• Equity at exit: $26,692

10-year hold

• IRR: 27.6%
• Equity multiple: 4.36×
• Total profit: $72,050
• Equity at exit: $35,920

Cash invested: $21,420 (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 76866

• Home prices YoY: 1.1%
• Active inventory: 11
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$401
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $401

Break-even live

Break-even rent $709

Max offer price $76,500

Occupancy floor 62%

Sensitivity live

Price	-10% $444	-5% $423	+0% $401	+5% $379	+10% $358
Rent	-10% $305	-5% $353	+0% $401	+5% $449	+10% $497
Rate	-1.0pp $439	-0.5pp $420	base $401	+0.5pp $381	+1.0pp $361

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $76,500 Active 7 DOM
2. 2026-06-21
   days on market $76,500 Active 6 DOM
3. 2026-06-18
   days on market $76,500 Active 4 DOM
4. 2026-06-17
   days on market $76,500 Active 3 DOM
5. 2026-06-16
   days on market $76,500 Active 2 DOM
6. 2026-06-15
   remarks 695-char remark
7. 2026-06-15
   listed $76,500 Active 1 DOM

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/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 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $14,593
• − Mortgage interest: −$4,285
• − Property taxes: −$1,521
• − Insurance: −$382
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,225
• Taxable income: $3,844
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $3,888/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: Paint Rock ISD
• NCES district ID: 4833980
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $44,480
• Composite: 28.53/100
• National rank: #12081
• State rank: #1008 of 1141 in TX

Livability — Paint Rock

• Score: 57/100
• State rank: #1245
• US rank: #21750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paint Rock, TX
• Population (ZIP): 918

Population outlook (Concho County) Hauer SSP2

• Today (2025): 4,538 people
• By 2030: 4,681 · +3.2%
• By 2040: 4,975 · +9.6%
• By 2050: 5,329 · +17.4%
• By 2075: 5,760 · +26.9%
• By 2100: 4,903 · +8.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 21% Asian 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 26% Lithuanian 4% Romanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Concho

• 2024 margin: Solid R (+73.9) · D 12.8% · R 86.6%
• 2008→2024 swing: -22.8pp toward R · 2008: -51.1pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+67.9 2016: R+69.1 2012: R+59.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 104.2078
• 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

1 event — show timeline

• 2026-06-14 Listed $76,500 SAAR TX

Property tax history

+39.5%/yr

Latest (2025): $1,521 · -28.5% YoY. Source: county tax records.