912 Taylor Ave · Rule, TX 79547

$79,900

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 35 Days on market

Built 1945 4.13 ac lot $76/sqft · 12% above area Est $72k · 12% over

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +5.1/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0

Listing remarks MLS

Opportunity awaits, located on approx. 3 acres of semi secluded property in Rule Texas sets this 3 bedrooms, 2bath home. This property offers so many possibilities. It's most recent update includes: new roof, exterior siding, windows and master bathroom. Don’t miss out!

Key facts

• Hobby farm
• Full rv hookup
• 4.13 acre lot

Tags

• FULL RV HOOKUP
• HOBBY FARM

Property features AI

Finance

• Other: Lot size approximately 4.13 acres; Parcel ID: R06205; Subdivision: May Add Town Of Rule; County: Haskell; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: City water; City sewer; Electricity available; No municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Frame construction; Built in 1945
• Exterior features: Acreage lot; Agricultural lot features; Directions: Access the property from the south side off Branner St (do not GPS)

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (all on level 1)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Wall/window air conditioning units; Other heating
• Interior features: One-level layout; 4 total rooms; 1 living area; No fireplace; Other interior features
• Laundry & utility: Other (laundry/utility information not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,048 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Rule ISD (rural): math 30% / reading 45% proficiency, ranked #855 of 1,141 in TX (top 75%) — 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: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $785 of equity ($552 loan paydown + $233 appreciation (0.3% local appreciation)).
• Haskell County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
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: 1.35% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $71,561
• List price: $79,900
• Delta: 11.65%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Union Ave	0.32mi	2/1.0 (-1)	1,196 (+13%)	13mo	$80,000	$67	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.86×
• Total profit: $19,236
• Equity at exit: $24,374

10-year hold

• IRR: 21.6%
• Equity multiple: 3.45×
• Total profit: $54,866
• Equity at exit: $30,253

Cash invested: $22,372 (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 79547

• Home prices YoY: 0.3%
• Active inventory: 14
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $321

Break-even live

Break-even rent $676

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $79,900 Active 35 DOM
2. 2026-06-17
   days on market $79,900 Active 34 DOM
3. 2026-06-16
   days on market $79,900 Active 33 DOM
4. 2026-06-15
   days on market $79,900 Active 32 DOM
5. 2026-06-15
   days on market $79,900 Active 31 DOM
6. 2026-06-13
   days on market $79,900 Active 30 DOM
7. 2026-06-12
   days on market $79,900 Active 29 DOM
8. 2026-06-09
   days on market $79,900 Active 26 DOM
9. 2026-06-08
   days on market $79,900 Active 25 DOM
10. 2026-06-08
    days on market $79,900 Active 24 DOM
11. 2026-06-07
    days on market $79,900 Active 23 DOM
12. 2026-06-03
    days on market $79,900 Active 20 DOM
13. 2026-06-02
    days on market $79,900 Active 19 DOM
14. 2026-06-01
    days on market $79,900 Active 18 DOM
15. 2026-05-31
    days on market $79,900 Active 17 DOM
16. 2026-05-14
    listed $79,900 Active 842-char remark
17. 2026-02-25
    historical
18. 2025-09-02
    listed $99,900 Active
19. 2022-05-20
    soldstatus Closed

    Show marketing remark (276 chars)

    Opportunity awaits, located on approx. 3 acres of semi secluded property in Rule Texas sets this 3 bedrooms, 2bath home. This property offers so many possibilities. It's most recent update includes: new roof, exterior siding, windows and master bathroom. Don’t miss out!

20. 2022-04-28
    historical Active Contingent

    Show marketing remark (276 chars)

    Opportunity awaits, located on approx. 3 acres of semi secluded property in Rule Texas sets this 3 bedrooms, 2bath home. This property offers so many possibilities. It's most recent update includes: new roof, exterior siding, windows and master bathroom. Don’t miss out!

21. 2022-03-29
    listed $69,900 Active

    Show marketing remark (276 chars)

    Opportunity awaits, located on approx. 3 acres of semi secluded property in Rule Texas sets this 3 bedrooms, 2bath home. This property offers so many possibilities. It's most recent update includes: new roof, exterior siding, windows and master bathroom. Don’t miss out!

22. 2021-07-26
    historical
23. 2021-06-18
    status Active
24. 2021-06-09
    historical Active Option Contract
25. 2021-03-02
    price $32,500
26. 2021-01-20
    price $34,900
27. 2020-12-09
    listed $37,500 Active

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$483/yr (+$40/mo · 49.3%)

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

Taxation est. · year 1

• Rental income: $12,991
• − Mortgage interest: −$4,476
• − Property taxes: −$979
• − Insurance: −$400
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,324
• Taxable income: $2,733
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $3,200/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: Rule ISD
• NCES district ID: 4838280
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $35,293
• Composite: 33.52/100
• National rank: #10510
• State rank: #855 of 1141 in TX

Livability — Rule

• Score: 60/100
• State rank: #1048
• US rank: #18650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rule, TX
• Population (ZIP): 869

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,693 · +0.2%
• By 2040: 5,769 · +1.6%
• By 2050: 6,012 · +5.9%
• By 2075: 6,792 · +19.6%
• By 2100: 6,531 · +15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 29% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Serbian 8% Lithuanian 4% German 3%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+71.5) · D 13.9% · R 85.4%
• 2008→2024 swing: -38.9pp toward R · 2008: -32.6pp · 2024: -71.5pp
• All cycles: 2024: R+71.5 2020: R+67.2 2016: R+61.7 2012: R+43.4 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 90.0549
• 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

+113.1% since first listed

12 events — show timeline

• 2026-05-14 Listed $79,900 NTREIS
• 2026-02-25 Listing Removed — NTREIS
• 2025-09-02 Listed $99,900 NTREIS
• 2022-05-20 Sold (MLS) — NTREIS
• 2022-04-28 Contingent — NTREIS
• 2022-03-29 Listed $69,900 NTREIS
• 2021-07-26 Listing Removed — NTREIS
• 2021-06-18 Relisted — NTREIS
• 2021-06-09 Contingent — NTREIS
• 2021-03-02 Price Changed $32,500 NTREIS
• 2021-01-20 Price Changed $34,900 NTREIS
• 2020-12-09 Listed $37,500 NTREIS

Property tax history

+18.3%/yr

Latest (2025): $979 · +3.6% YoY. Source: county tax records.