2408 Post Oak Rd · Rockdale, TX 76567

$130,000

3 bd · 2.0 ba · 1,838 sqft · SingleFamily public records · 44 Days on market

Built 1953 0.29 ac lot $71/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom 2 bath home with large fenced back yard in a quaint town. Large covered patio perfect for entertaining. Storage building in the back. Close to Samsung Plant and about an hour from Austin.

Key facts

• Fenced back yard
• Storage building
• Covered patio

Tags

• FENCED BACK YARD
• COVERED PATIO
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Carport; 2 total parking spaces
• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story home; Faces west; Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation; Year built per public records
• Exterior features: Covered patio; Patio; Outbuilding/storage; Wood fencing

Interior

• Kitchen: Breakfast bar; Laminate counters
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Laminate counters; Main-level primary bedroom; Fireplace in family room
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.6% in Rockdale — 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 60/100 on livability (#1,040 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Rockdale ISD (town): math 40% / reading 43% proficiency, ranked #395 of 826 in TX (top 48%) — 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: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 77 units permitted in Milam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.77% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 4.7

CMA / ARV

• ARV (median comp): $270,144
• List price: $130,000
• Delta: -51.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Vogel Ave	0.27mi	4/2.0 (+1)	1,816 (-1%)	13mo	$244,900	$135	69
2206 N Murray Ave	0.20mi	3/2.0	1,613 (-12%)	3mo	$255,000	$158	68
2205 Murray Ave	0.18mi	3/2.0	1,635 (-11%)	13mo	$310,000	$190	62
2112 Vogel Ave	0.21mi	4/2.0 (+1)	1,691 (-8%)	13mo	$245,000	$145	61
401 San Jacinto Rd	0.05mi	3/2.0	1,575 (-14%)	17mo	$169,900	$108	60
2203 Murray Ave	0.20mi	4/2.0 (+1)	1,989 (+8%)	15mo	$279,999	$141	60
718 Brazos St	0.54mi	3/2.0	1,886 (+3%)	13mo	$199,000	$106	59
707 Palmer St	0.58mi	3/2.0	1,730 (-6%)	13mo	$320,000	$185	52
1903 Skyles Rd	0.71mi	3/2.0	1,706 (-7%)	6mo	$310,000	$182	50
709 Coffield St	0.64mi	3/2.0	1,602 (-13%)	17mo	$290,000	$181	35
1700 O'kelley Rd	0.68mi	3/2.0	1,573 (-14%)	19mo	$249,000	$158	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 15.5%
• Equity multiple: 1.62×
• Total profit: $22,635
• Equity at exit: $19,383

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $76,471
• Equity at exit: $11,240

Cash invested: $36,400 (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 76567

• Home prices YoY: -12.9%
• Active inventory: 161
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$394 /mo · $4,726/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $683

Break-even live

Break-even rent $1,430

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1602 Yokley Rd Rockdale, TX	3.0	2.5	2549	$2,295	$0.90	43d	1	0.87mi

Listing history 27 events

1. 2026-06-18
   days on market $130,000 Active 44 DOM
2. 2026-06-17
   days on market $130,000 Active 43 DOM
3. 2026-06-16
   days on market $130,000 Active 42 DOM
4. 2026-06-15
   days on market $130,000 Active 41 DOM
5. 2026-06-15
   days on market $130,000 Active 40 DOM
6. 2026-06-13
   days on market $130,000 Active 39 DOM
7. 2026-06-12
   days on market $130,000 Active 38 DOM
8. 2026-06-09
   pricedays on market $130,000 Active 35 DOM
9. 2026-06-08
   days on market $140,000 Active 34 DOM
10. 2026-06-08
    days on market $140,000 Active 33 DOM
11. 2026-06-07
    days on market $140,000 Active 32 DOM
12. 2026-06-03
    days on market $140,000 Active 29 DOM
13. 2026-06-02
    days on market $140,000 Active 28 DOM
14. 2026-06-01
    days on market $140,000 Active 27 DOM
15. 2026-05-31
    days on market $140,000 Active 26 DOM
16. 2026-05-05
    listed $140,000 Active 201-char remark
17. 2026-01-23
    soldstatus
18. 2024-05-13
    listed Active
19. 2024-04-08
    price
20. 2024-02-12
    listed Active
21. 2017-06-20
    soldstatus
22. 2017-06-16
    soldstatus
23. 2016-09-06
    listed $153,000
24. 2011-12-06
    soldstatus
25. 2011-04-15
    listed $55,769
26. 2007-08-31
    soldstatus
27. 2002-05-31
    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: $4,726 · $394/mo
• Projected year-2 tax: $4,726 · $394/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $27,540
• − Mortgage interest: −$7,282
• − Property taxes: −$4,726
• − Insurance: −$650
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$3,782
• Taxable income: $6,694
• Est. tax owed @ 24.0%: −$1,607
• After-tax cash flow: $6,594/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: Rockdale ISD
• NCES district ID: 4837590
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $38,586
• Composite: 34.64/100
• National rank: #5147
• State rank: #395 of 826 in TX

Livability — Rockdale

• Score: 60/100
• State rank: #1040
• US rank: #18508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockdale, TX
• Population (ZIP): 8,457

Population outlook (Milam County) Hauer SSP2

• Today (2025): 24,051 people
• By 2030: 23,613 · -1.8%
• By 2040: 22,693 · -5.6%
• By 2050: 21,879 · -9.0%
• By 2075: 20,974 · -12.8%
• By 2100: 19,414 · -19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 21% Korean 1%

Political lean MEDSL · Milam

• 2024 margin: Solid R (+57.3) · D 21.0% · R 78.3%
• 2008→2024 swing: -31.3pp toward R · 2008: -26.0pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+51.9 2016: R+49.9 2012: R+34.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.12%
• Current HPI: 217.5536
• 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

+133.1% since first listed

13 events — show timeline

• 2026-06-08 Price Changed $130,000 Unlock MLS
• 2026-05-05 Listed $140,000 Unlock MLS
• 2026-01-23 Sold (Public Records) — Public Records
• 2024-05-13 Listed — Unlock MLS
• 2024-04-08 Price Changed — Unlock MLS
• 2024-02-12 Listed — Unlock MLS
• 2017-06-20 Sold (Public Records) — Public Records
• 2017-06-16 Sold (MLS) — Unlock MLS
• 2016-09-06 Listed $153,000 Unlock MLS
• 2011-12-06 Sold (MLS) — Unlock MLS
• 2011-04-15 Listed $55,769 Unlock MLS
• 2007-08-31 Sold (Public Records) — Public Records
• 2002-05-31 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,726 · -30.0% YoY. Source: county tax records.