806 Union Ave · Rule, TX 79547

$50,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 25 Days on market

Built 1930 Est $71k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Single family home for sale on the main street in Rule. Would be a great house to flip or fix up and rent out.

Key facts

• Built 1930
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% 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 $492 of equity ($346 loan paydown + $146 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
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: 2.17% ✓
• Cap rate: 18.71%
• Cash-on-cash: 44.33%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $70,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Union Ave	0.28mi	2/1.0 (-1)	1,196 (+13%)	13mo	$80,000	$67	49

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: 46.0%
• Equity multiple: 3.30×
• Total profit: $32,182
• Equity at exit: $15,253

10-year hold

• IRR: 48.5%
• Equity multiple: 6.56×
• Total profit: $77,838
• Equity at exit: $18,932

Cash invested: $14,000 (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 79547

• Home prices YoY: 0.3%
• Active inventory: 14
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $517

Break-even live

Break-even rent $428

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $546	-5% $531	+0% $517	+5% $503	+10% $489
Rent	-10% $432	-5% $474	+0% $517	+5% $560	+10% $603
Rate	-1.0pp $542	-0.5pp $530	base $517	+0.5pp $504	+1.0pp $491

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $50,000 Active 25 DOM
2. 2026-06-18
   days on market $50,000 Active 23 DOM
3. 2026-06-17
   days on market $50,000 Active 22 DOM
4. 2026-06-16
   days on market $50,000 Active 21 DOM
5. 2026-06-15
   days on market $50,000 Active 20 DOM
6. 2026-06-15
   days on market $50,000 Active 19 DOM
7. 2026-06-13
   days on market $50,000 Active 18 DOM
8. 2026-06-12
   days on market $50,000 Active 17 DOM
9. 2026-06-09
   days on market $50,000 Active 14 DOM
10. 2026-06-08
    days on market $50,000 Active 13 DOM
11. 2026-06-08
    days on market $50,000 Active 12 DOM
12. 2026-06-07
    days on market $50,000 Active 11 DOM
13. 2026-06-03
    days on market $50,000 Active 8 DOM
14. 2026-06-02
    days on market $50,000 Active 7 DOM
15. 2026-06-01
    days on market $50,000 Active 6 DOM
16. 2026-05-31
    days on market $50,000 Active 5 DOM
17. 2026-05-26
    listed $50,000 Active
18. 2022-02-28
    soldstatus
19. 2020-01-06
    soldstatus
20. 2019-11-25
    soldstatus
21. 2006-10-24
    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: $660 · $55/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$255/yr (+$21/mo · 38.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,991
• − Mortgage interest: −$2,801
• − Property taxes: −$660
• − Insurance: −$250
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,455
• Taxable income: $5,747
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $4,827/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

5 events — show timeline

• 2026-05-26 Listed $50,000 FSBO.com
• 2022-02-28 Sold (Public Records) — Public Records
• 2020-01-06 Sold (Public Records) — Public Records
• 2019-11-25 Sold (Public Records) — Public Records
• 2006-10-24 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $660 · -12.7% YoY. Source: county tax records.