610 N Ralls Rd · Post, TX 79356

$75,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 684 Days on market

Built 1952 4,007 sqft lot ↓ 40% since listing

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.1/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Once in a blue moon does this opportunity come your way. At least 3 house on 4 lots. The 3 bedroom 1 bath house is white stucco which is the main location. Located behind there is a 1 bedroom 1 bathroom efficiency type house. There's a small storage unit next to efficiency unit. Also located on the property is another that 2 bedrooms 1 bath house. That address is 602 Ralls Rd. Seller wants to sell the LOTS 4-8 on this property. The newer RED & WHITE BARN STORAGE unit is NOT INCLUDED in the sale of the property. All houses will be sold AS IS. Seller will not make any repairs or improvements. Perfect for renovating or a rehab project. Will take some TLC work. Lots of potential with these houses . Homes are built with railroad cross ties that makes the walls sturdy. Could possibly be converted for commercial use.

Key facts

• 4,007 sq ft lot
• Built 1952
• Listed 684 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#502 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment C-, crime F, amenities F.
• Post ISD (town): math 34% / reading 33% proficiency, ranked #545 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Post El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 341 students, 76% FRL); Post Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 183 students, 66% FRL); Post H S (math 74% / reading 54%, grade B-, #199 of 1,632 statewide, top 14%, 217 students, 61% FRL).
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Garza County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $2k appreciation (2.2% local appreciation)).
• Garza County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 684 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 684 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.95×
• Total profit: $19,872
• Equity at exit: $30,302

10-year hold

• IRR: 19.5%
• Equity multiple: 3.63×
• Total profit: $55,197
• Equity at exit: $44,196

Cash invested: $21,000 (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 79356

• Home prices YoY: 2.2%
• Active inventory: 22
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $221

Break-even live

Break-even rent $627

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $263	-5% $242	+0% $221	+5% $199	+10% $178
Rent	-10% $149	-5% $185	+0% $221	+5% $256	+10% $292
Rate	-1.0pp $258	-0.5pp $240	base $221	+0.5pp $201	+1.0pp $181

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $75,000 Active 684 DOM
2. 2026-06-21
   days on market $75,000 Active 683 DOM
3. 2026-06-18
   days on market $75,000 Active 681 DOM
4. 2026-06-17
   days on market $75,000 Active 680 DOM
5. 2026-06-16
   days on market $75,000 Active 679 DOM
6. 2026-06-15
   days on market $75,000 Active 678 DOM
7. 2026-06-15
   days on market $75,000 Active 677 DOM
8. 2026-06-13
   days on market $75,000 Active 676 DOM
9. 2026-06-12
   days on market $75,000 Active 675 DOM
10. 2026-06-09
    days on market $75,000 Active 672 DOM
11. 2026-06-08
    days on market $75,000 Active 671 DOM
12. 2026-06-08
    days on market $75,000 Active 670 DOM
13. 2026-06-05
    days on market $75,000 Active 668 DOM
14. 2026-06-03
    days on market $75,000 Active 666 DOM
15. 2026-06-02
    days on market $75,000 Active 665 DOM
16. 2026-06-01
    days on market $75,000 Active 664 DOM
17. 2026-05-31
    days on market $75,000 Active 663 DOM
18. 2026-01-29
    price $75,000 827-char remark

    Show marketing remark (827 chars)

    Once in a blue moon does this opportunity come your way. At least 3 house on 4 lots. The 3 bedroom 1 bath house is white stucco which is the main location. Located behind there is a 1 bedroom 1 bathroom efficiency type house. There's a small storage unit next to efficiency unit. Also located on the property is another that 2 bedrooms 1 bath house. That address is 602 Ralls Rd. Seller wants to sell the LOTS 4-8 on this property. The newer RED & WHITE BARN STORAGE unit is NOT INCLUDED in the sale of the property. All houses will be sold AS IS. Seller will not make any repairs or improvements. Perfect for renovating or a rehab project. Will take some TLC work. Lots of potential with these houses . Homes are built with railroad cross ties that makes the walls sturdy. Could possibly be converted for commercial use.

19. 2025-08-05
    price $85,000 827-char remark

    Show marketing remark (827 chars)

    Once in a blue moon does this opportunity come your way. At least 3 house on 4 lots. The 3 bedroom 1 bath house is white stucco which is the main location. Located behind there is a 1 bedroom 1 bathroom efficiency type house. There's a small storage unit next to efficiency unit. Also located on the property is another that 2 bedrooms 1 bath house. That address is 602 Ralls Rd. Seller wants to sell the LOTS 4-8 on this property. The newer RED & WHITE BARN STORAGE unit is NOT INCLUDED in the sale of the property. All houses will be sold AS IS. Seller will not make any repairs or improvements. Perfect for renovating or a rehab project. Will take some TLC work. Lots of potential with these houses . Homes are built with railroad cross ties that makes the walls sturdy. Could possibly be converted for commercial use.

20. 2024-09-26
    price $115,000 827-char remark

    Show marketing remark (827 chars)

    Once in a blue moon does this opportunity come your way. At least 3 house on 4 lots. The 3 bedroom 1 bath house is white stucco which is the main location. Located behind there is a 1 bedroom 1 bathroom efficiency type house. There's a small storage unit next to efficiency unit. Also located on the property is another that 2 bedrooms 1 bath house. That address is 602 Ralls Rd. Seller wants to sell the LOTS 4-8 on this property. The newer RED & WHITE BARN STORAGE unit is NOT INCLUDED in the sale of the property. All houses will be sold AS IS. Seller will not make any repairs or improvements. Perfect for renovating or a rehab project. Will take some TLC work. Lots of potential with these houses . Homes are built with railroad cross ties that makes the walls sturdy. Could possibly be converted for commercial use.

21. 2024-08-06
    listed $125,000 Active 827-char remark

    Show marketing remark (827 chars)

    Once in a blue moon does this opportunity come your way. At least 3 house on 4 lots. The 3 bedroom 1 bath house is white stucco which is the main location. Located behind there is a 1 bedroom 1 bathroom efficiency type house. There's a small storage unit next to efficiency unit. Also located on the property is another that 2 bedrooms 1 bath house. That address is 602 Ralls Rd. Seller wants to sell the LOTS 4-8 on this property. The newer RED & WHITE BARN STORAGE unit is NOT INCLUDED in the sale of the property. All houses will be sold AS IS. Seller will not make any repairs or improvements. Perfect for renovating or a rehab project. Will take some TLC work. Lots of potential with these houses . Homes are built with railroad cross ties that makes the walls sturdy. Could possibly be converted for commercial use.

22. 2013-09-26
    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: $848 · $71/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$525/yr (+$44/mo · 61.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,874
• − Mortgage interest: −$4,201
• − Property taxes: −$848
• − Insurance: −$375
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$2,182
• Taxable income: $1,528
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $2,281/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: Post ISD
• NCES district ID: 4835490
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 33% ▲ 5.00%
• Median HH income: $46,804
• Composite: 28.81/100
• National rank: #6661
• State rank: #545 of 826 in TX

Livability — Post

• Score: 68/100
• State rank: #502
• US rank: #9963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Post, TX
• Population (ZIP): 5,362

Population outlook (Garza County) Hauer SSP2

• Today (2025): 6,497 people
• By 2030: 6,615 · +1.8%
• By 2040: 6,551 · +0.8%
• By 2050: 6,734 · +3.6%
• By 2075: 6,642 · +2.2%
• By 2100: 5,430 · -16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 51% White 36% Two or more races 18% Black 10%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 60% English-only · Spanish 39% Chinese 1%

Political lean MEDSL · Garza

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -16.5pp toward R · 2008: -56.1pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+71.5 2016: R+67.7 2012: R+63.4 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.18%
• Current HPI: 101.9858
• 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

-40.0% since first listed

5 events — show timeline

• 2026-01-29 Price Changed $75,000 LARMLS
• 2025-08-05 Price Changed $85,000 LARMLS
• 2024-09-26 Price Changed $115,000 LARMLS
• 2024-08-06 Listed $125,000 LARMLS
• 2013-09-26 Sold (Public Records) — Public Records

Property tax history

+14.9%/yr

Latest (2025): $848 · +11.8% YoY. Source: county tax records.