716 Bulldog Dr · Amherst, TX 79312

$145,000

2 bd · 2.0 ba · 2,294 sqft · SingleFamily public records · 15 Days on market

Built 1972 0.83 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice 2/2/2 open concept brick home with basement, covered patio, shop and carport. Basically one owner home. Corner lot with additional full lot east of home. Plenty of room for additional home. Nice metal roof. Small town, country living at its best.

Key facts

• Chicken coops
• Peach trees
• Extra getaway

Tags

• DEDICATED OFFICE SPACE
• EXTRA GETAWAY
• CHICKEN COOPS
• RAIN WATER COLLECTION SYSTEM
• IRRIGATED GARDEN BEDS
• PEACH TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#767 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, schools F.
• Amherst ISD (rural): math 30% / reading 30% proficiency, ranked #1,012 of 1,141 in TX (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.6% local appreciation)).
• Lamb County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.60×
• Total profit: $64,824
• Equity at exit: $78,359

10-year hold

• IRR: 25.4%
• Equity multiple: 5.13×
• Total profit: $167,744
• Equity at exit: $132,187

Cash invested: $40,600 (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 79312

• Home prices YoY: 5.4%
• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$259 /mo · $3,103/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $548

Break-even live

Break-even rent $1,366

Max offer price $145,000

Occupancy floor 68%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-03
   status Pending
2. 2026-02-17
   listed $145,000 Active
3. 2020-09-18
   soldstatus 251-char remark

   Show marketing remark (251 chars)

   Nice 2/2/2 open concept brick home with basement, covered patio, shop and carport. Basically one owner home. Corner lot with additional full lot east of home. Plenty of room for additional home. Nice metal roof. Small town, country living at its best.

4. 2020-07-13
   listed $85,000 251-char remark

   Show marketing remark (251 chars)

   Nice 2/2/2 open concept brick home with basement, covered patio, shop and carport. Basically one owner home. Corner lot with additional full lot east of home. Plenty of room for additional home. Nice metal roof. Small town, country living at its best.

5. 1992-05-13
   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: $3,103 · $259/mo
• Projected year-2 tax: $3,103 · $259/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $24,721
• − Mortgage interest: −$8,122
• − Property taxes: −$3,103
• − Insurance: −$725
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$4,218
• Taxable income: $4,597
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $5,474/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: Amherst ISD
• NCES district ID: 4808160
• Math proficiency: 30% ▲ 10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $42,533
• Composite: 28.32/100
• National rank: #12146
• State rank: #1012 of 1141 in TX

Livability — Amherst

• Score: 64/100
• State rank: #767
• US rank: #14007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,114

Population outlook (Lamb County) Hauer SSP2

• Today (2025): 12,357 people
• By 2030: 11,878 · -3.9%
• By 2040: 10,950 · -11.4%
• By 2050: 9,929 · -19.6%
• By 2075: 7,355 · -40.5%
• By 2100: 4,603 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% White 26% Two or more races 12% Asian 8%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Serbian 1% Slovak 1% Slovene 1%
• Foreign-born: 35% · Canada
• Languages at home: 36% English-only · Spanish 56% Other Indo-European 8%

Political lean MEDSL · Lamb

• 2024 margin: Solid R (+64.3) · D 17.6% · R 81.9%
• 2008→2024 swing: -15.9pp toward R · 2008: -48.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+60.8 2016: R+58.1 2012: R+50.3 2008: R+48.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.56%
• Current HPI: 88.6914
• 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

+70.6% since first listed

5 events — show timeline

• 2026-03-03 Pending — LARMLS
• 2026-02-17 Listed $145,000 LARMLS
• 2020-09-18 Sold (MLS) — LARMLS
• 2020-07-13 Listed $85,000 LARMLS
• 1992-05-13 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,103 · +7.1% YoY. Source: county tax records.