301 E Cedar St Unit A · Lometa, TX 76853

$139,000

4 bd · 4.0 ba · 2,400 sqft · Other · 565 Days on market

Built 2014 0.30 ac lot ↓ 21% 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 +24.6/30.0
• Appreciation +8.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a TURNKEY INVESTMENT PROPERTY. .. . THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

Key facts

• 0.3 acre lot
• 4 parking spots
• Built 2014

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#755 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lometa ISD (rural): math 40% / reading 25% proficiency, ranked #969 of 1,141 in TX (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 18 units permitted in Lampasas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($961 loan paydown + $8k appreciation (6.0% local appreciation)).
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 565 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $36k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 565 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: 1.05% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.50×
• Total profit: $58,258
• Equity at exit: $87,256

10-year hold

• IRR: 21.5%
• Equity multiple: 5.03×
• Total profit: $156,999
• Equity at exit: $158,127

Cash invested: $38,920 (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 76853

• Home prices YoY: 4.8%
• Active inventory: 62
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $287

Break-even live

Break-even rent $1,093

Max offer price $139,000

Occupancy floor 75%

Sensitivity live

Price	-10% $366	-5% $326	+0% $287	+5% $248	+10% $208
Rent	-10% $172	-5% $230	+0% $287	+5% $345	+10% $402
Rate	-1.0pp $357	-0.5pp $322	base $287	+0.5pp $251	+1.0pp $214

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $139,000 Active 565 DOM
2. 2026-06-18
   days on market $139,000 Active 563 DOM
3. 2026-06-17
   days on market $139,000 Active 562 DOM
4. 2026-06-16
   days on market $139,000 Active 561 DOM
5. 2026-06-15
   days on market $139,000 Active 560 DOM
6. 2026-06-15
   days on market $139,000 Active 559 DOM
7. 2026-06-13
   days on market $139,000 Active 558 DOM
8. 2026-06-12
   days on market $139,000 Active 557 DOM
9. 2026-06-10
   days on market $139,000 Active 554 DOM
10. 2026-06-08
    days on market $139,000 Active 553 DOM
11. 2026-06-08
    days on market $139,000 Active 552 DOM
12. 2026-06-07
    days on market $139,000 Active 551 DOM
13. 2026-06-03
    days on market $139,000 Active 548 DOM
14. 2026-06-02
    days on market $139,000 Active 547 DOM
15. 2026-06-01
    days on market $139,000 Active 546 DOM
16. 2026-05-31
    days on market $139,000 Active 545 DOM
17. 2026-04-06
    price $139,000 780-char remark

    Show marketing remark (780 chars)

    This is a TURNKEY INVESTMENT PROPERTY. .. . THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

18. 2026-02-23
    price $139,000 835-char remark

    Show marketing remark (835 chars)

    OWNER FINANCING is available with 25% Down!! This is a TURNKEY INVESTMENT PROPERTY.... THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

19. 2026-01-12
    price $145,000 835-char remark

    Show marketing remark (780 chars)

    This is a TURNKEY INVESTMENT PROPERTY. .. . THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

20. 2026-01-12
    price $145,000 780-char remark

    Show marketing remark (780 chars)

    This is a TURNKEY INVESTMENT PROPERTY. .. . THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

21. 2025-12-22
    price $150,000 780-char remark

    Show marketing remark (780 chars)

    This is a TURNKEY INVESTMENT PROPERTY. .. . THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

22. 2025-12-16
    price $150,000 835-char remark

    Show marketing remark (835 chars)

    OWNER FINANCING is available with 25% Down!! This is a TURNKEY INVESTMENT PROPERTY.... THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

23. 2025-12-08
    price $155,000 835-char remark

    Show marketing remark (835 chars)

    OWNER FINANCING is available with 25% Down!! This is a TURNKEY INVESTMENT PROPERTY.... THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

24. 2025-10-30
    price $160,000 835-char remark

    Show marketing remark (780 chars)

    This is a TURNKEY INVESTMENT PROPERTY. .. . THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

25. 2025-10-30
    price $160,000 780-char remark

    Show marketing remark (780 chars)

    This is a TURNKEY INVESTMENT PROPERTY. .. . THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

26. 2025-09-15
    listed $175,000 Active 780-char remark

    Show marketing remark (780 chars)

    This is a TURNKEY INVESTMENT PROPERTY. .. . THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

27. 2024-11-27
    listed $175,000 Active 835-char remark

    Show marketing remark (835 chars)

    OWNER FINANCING is available with 25% Down!! This is a TURNKEY INVESTMENT PROPERTY.... THERE ARE FOUR CABINS, with about 450 square foot each, and all are rented out and equipped with a fridge and range. It is possible someone could live in one unit while continuing to rent out the other 3. One cabin has been recently revamped. The cabins are two main rooms, each. One room - is a kitchen - living room, second room - is a bedroom and a full bath. They are heated and cooled with an energy-efficient Mini split and cabins are all electric. There is enough room to build more units on the property. Property is located very near the heart of Lometa and not far from the school. Landlord pays water and sewer bill and garbage collection and is responsible for lawn care. Cabins are 10 years old but have had updates since.

28. 1992-10-20
    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: $915 · $76/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$1,629/yr (+$136/mo · 178.1%)

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

Taxation est. · year 1

• Rental income: $17,470
• − Mortgage interest: −$7,786
• − Property taxes: −$915
• − Insurance: −$695
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$4,044
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,148/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: Lometa ISD
• NCES district ID: 4827960
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $37,735
• Composite: 29.87/100
• National rank: #11690
• State rank: #969 of 1141 in TX

Livability — Lometa

• Score: 64/100
• State rank: #755
• US rank: #13895

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: Lometa, TX
• Population (ZIP): 1,653

Population outlook (Lampasas County) Hauer SSP2

• Today (2025): 22,114 people
• By 2030: 22,779 · +3.0%
• By 2040: 23,812 · +7.7%
• By 2050: 24,403 · +10.4%
• By 2075: 25,713 · +16.3%
• By 2100: 25,053 · +13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Lampasas

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.3%
• 2008→2024 swing: -10.5pp toward R · 2008: -49.1pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.1 2016: R+60.0 2012: R+57.8 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.99%
• Current HPI: 129.7111
• 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

-20.6% since first listed

12 events — show timeline

• 2026-04-06 Price Changed $139,000 CTXMLS
• 2026-02-23 Price Changed $139,000 NTREIS
• 2026-01-12 Price Changed $145,000 NTREIS
• 2026-01-12 Price Changed $145,000 CTXMLS
• 2025-12-22 Price Changed $150,000 CTXMLS
• 2025-12-16 Price Changed $150,000 NTREIS
• 2025-12-08 Price Changed $155,000 NTREIS
• 2025-10-30 Price Changed $160,000 NTREIS
• 2025-10-30 Price Changed $160,000 CTXMLS
• 2025-09-15 Listed $175,000 CTXMLS
• 2024-11-27 Listed $175,000 NTREIS
• 1992-10-20 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $915 · -2.9% YoY. Source: county tax records.