710 E Burleson Ave · Mart, TX 76664

$89,900

3 bd · 2.0 ba · 1,100 sqft · Land · 238 Days on market

Built 2024 10,454 sqft lot $82/sqft · 7% below area Est $97k · 7% under ↓ 25% since listing

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Why this score? — see what drove the C+ 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 +26.4/30.0
• ARV discount +10.7/15.0
• DSCR +9.0/10.0
• 1% rule +5.9/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

This unfinished new construction offers a head start for anyone ready to take on the finishing touches. The home already has a solid foundation, new framing, roof, windows, doors, and exterior siding in place. Inside, the electrical and plumbing rough-ins are underway, leaving the layout open for you to complete with your own design choices. With its spacious front porch, open floor plan potential, and a large lot with room for outdoor use, this property is ideal for investors, builders, or homeowners looking to create value. You get the bones of a new build without the hassle of starting from scratch—simply step in and finish to your taste. This is a rare opportunity to customize a new home while controlling the finishes, budget, and timeline. Whether you’re planning a personal residence or a profitable investment, the groundwork is already set.

Key facts

• New framing
• New doors
• New construction

Tags

• NEW CONSTRUCTION
• SOLID FOUNDATION
• NEW FRAMING
• NEW ROOF
• NEW WINDOWS
• NEW DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.8% in Mart — 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 67/100 on livability (#586 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Mart ISD (rural): math 32% / reading 32% proficiency, ranked #589 of 826 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (median comp): $96,709
• List price: $89,900
• Delta: -7.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $379
• Equity at exit: $13,404

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $19,475
• Equity at exit: $7,773

Cash invested: $25,172 (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 76664

• Home prices YoY: -3.2%
• Active inventory: 60
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $235

Break-even live

Break-even rent $681

Max offer price $89,900

Occupancy floor 71%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 N Lumpkin St Mart, TX	2.0	1.0	988	$950	$0.96	13d	1	0.20mi
602 E Navarro St Mart, TX	2.0	1.0	726	$595	$0.82	13d	1	0.53mi
318 N Waco St Mart, TX	3.0	2.0	1075	$1,395	$1.30	13d	1	0.67mi

Listing history 25 events

1. 2026-06-18
   days on market $89,900 Active 238 DOM
2. 2026-06-17
   days on market $89,900 Active 237 DOM
3. 2026-06-16
   days on market $89,900 Active 236 DOM
4. 2026-06-15
   days on market $89,900 Active 235 DOM
5. 2026-06-14
   days on market $89,900 Active 233 DOM
6. 2026-06-13
   days on market $89,900 Active 232 DOM
7. 2026-06-10
   days on market $89,900 Active 230 DOM
8. 2026-06-09
   days on market $89,900 Active 229 DOM
9. 2026-06-08
   days on market $89,900 Active 228 DOM
10. 2026-06-07
    days on market $89,900 Active 227 DOM
11. 2026-06-05
    days on market $89,900 Active 224 DOM
12. 2026-06-03
    days on market $89,900 Active 223 DOM
13. 2026-06-02
    days on market $89,900 Active 222 DOM
14. 2026-06-01
    days on market $89,900 Active 221 DOM
15. 2026-05-31
    days on market $89,900 Active 220 DOM
16. 2026-05-30
    days on market $89,900 Active 219 DOM
17. 2026-04-18
    price $89,900 872-char remark

    Show marketing remark (872 chars)

    This unfinished new construction offers a head start for anyone ready to take on the finishing touches. The home already has a solid foundation, new framing, roof, windows, doors, and exterior siding in place. Inside, the electrical and plumbing rough-ins are underway, leaving the layout open for you to complete with your own design choices. With its spacious front porch, open floor plan potential, and a large lot with room for outdoor use, this property is ideal for investors, builders, or homeowners looking to create value. You get the bones of a new build without the hassle of starting from scratch—simply step in and finish to your taste. This is a rare opportunity to customize a new home while controlling the finishes, budget, and timeline. Whether you’re planning a personal residence or a profitable investment, the groundwork is already set.

18. 2026-02-19
    price $95,000 872-char remark

    Show marketing remark (872 chars)

    This unfinished new construction offers a head start for anyone ready to take on the finishing touches. The home already has a solid foundation, new framing, roof, windows, doors, and exterior siding in place. Inside, the electrical and plumbing rough-ins are underway, leaving the layout open for you to complete with your own design choices. With its spacious front porch, open floor plan potential, and a large lot with room for outdoor use, this property is ideal for investors, builders, or homeowners looking to create value. You get the bones of a new build without the hassle of starting from scratch—simply step in and finish to your taste. This is a rare opportunity to customize a new home while controlling the finishes, budget, and timeline. Whether you’re planning a personal residence or a profitable investment, the groundwork is already set.

19. 2025-12-02
    price $110,000 872-char remark

    Show marketing remark (872 chars)

    This unfinished new construction offers a head start for anyone ready to take on the finishing touches. The home already has a solid foundation, new framing, roof, windows, doors, and exterior siding in place. Inside, the electrical and plumbing rough-ins are underway, leaving the layout open for you to complete with your own design choices. With its spacious front porch, open floor plan potential, and a large lot with room for outdoor use, this property is ideal for investors, builders, or homeowners looking to create value. You get the bones of a new build without the hassle of starting from scratch—simply step in and finish to your taste. This is a rare opportunity to customize a new home while controlling the finishes, budget, and timeline. Whether you’re planning a personal residence or a profitable investment, the groundwork is already set.

20. 2025-10-22
    listed $120,000 Active 872-char remark

    Show marketing remark (872 chars)

    This unfinished new construction offers a head start for anyone ready to take on the finishing touches. The home already has a solid foundation, new framing, roof, windows, doors, and exterior siding in place. Inside, the electrical and plumbing rough-ins are underway, leaving the layout open for you to complete with your own design choices. With its spacious front porch, open floor plan potential, and a large lot with room for outdoor use, this property is ideal for investors, builders, or homeowners looking to create value. You get the bones of a new build without the hassle of starting from scratch—simply step in and finish to your taste. This is a rare opportunity to customize a new home while controlling the finishes, budget, and timeline. Whether you’re planning a personal residence or a profitable investment, the groundwork is already set.

21. 2024-03-19
    soldstatus
22. 2020-05-06
    soldstatus
23. 2005-06-21
    soldstatus
24. 2005-04-29
    soldstatus
25. 1987-01-01
    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: $352 · $29/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$1,294/yr (+$108/mo · 368.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $11,748
• − Mortgage interest: −$5,036
• − Property taxes: −$352
• − Insurance: −$450
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,615
• Taxable income: $1,417
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,483/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: Mart ISD
• NCES district ID: 4829190
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $38,915
• Composite: 26.81/100
• National rank: #7116
• State rank: #589 of 826 in TX

Livability — Mart

• Score: 67/100
• State rank: #586
• US rank: #11177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mart, TX
• Population (ZIP): 3,425

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 20% Two or more races 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Serbian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.56%
• Current HPI: 200.9535
• 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

-25.1% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $89,900 NTREIS
• 2026-02-19 Price Changed $95,000 NTREIS
• 2025-12-02 Price Changed $110,000 NTREIS
• 2025-10-22 Listed $120,000 NTREIS
• 2024-03-19 Sold (Public Records) — Public Records
• 2020-05-06 Sold (Public Records) — Public Records
• 2005-06-21 Sold (Public Records) — Public Records
• 2005-04-29 Sold (Public Records) — Public Records
• 1987-01-01 Sold (Public Records) — Public Records

Property tax history

-4.9%/yr

Latest (2025): $352 · +0.3% YoY. Source: county tax records.