1203 Highland Ave · Rockdale, TX 76567

$137,000

3 bd · 1.0 ba · 1,709 sqft · SingleFamily public records · 53 Days on market

8,999 sqft lot $80/sqft · 50% below area ↓ 9% 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Opportunity awaits in Rockdale! This 3-bedroom, 1-bath home sits on a spacious lot and offers endless potential for the right buyer. With solid bones and a functional layout, it’s a great candidate for someone looking to customize, update, and bring new life to the space. Whether you're an investor or a buyer ready to create your vision, this property is ready for its next chapter.

Key facts

• 8,999 sq ft lot
• 2 parking spots
• Listed 53 days

Property features AI

Exterior

• Parking: Carport; Two parking spaces
• Utilities: Electricity connected; Public sewer; Public water available
• Home design: Single-story residence; Faces northwest; Resale property
• Construction: HardiPlank-type siding; Composition roof; Permanent foundation; Year built per public records
• Exterior features: Patio; Chain link fencing; Front yard; Level lot; Medium-size trees

Interior

• Kitchen: Free-standing electric range
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Aluminum frame windows; Main level primary bedroom; No additional interior amenities listed
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $947 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.20% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

• ARV (median comp): $274,903
• List price: $137,000
• Delta: -50.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Palmer St	0.28mi	3/2.0	1,730 (+1%)	13mo	$320,000	$185	70
1903 Skyles Rd	0.50mi	3/2.0	1,706 (-0%)	6mo	$310,000	$182	68
709 Coffield St	0.23mi	3/2.0	1,602 (-6%)	17mo	$290,000	$181	61
1203 Yokley Rd	0.14mi	3/2.0	1,500 (-12%)	16mo	$270,000	$180	55
2206 N Murray Ave	0.68mi	3/2.0	1,613 (-6%)	3mo	$255,000	$158	52
718 Brazos St	0.35mi	3/2.0	1,886 (+10%)	13mo	$199,000	$106	51
606 Francine Dr	0.49mi	4/2.0 (+1)	1,825 (+7%)	10mo	$285,000	$156	48
2112 Vogel Ave	0.66mi	4/2.0 (+1)	1,691 (-1%)	13mo	$245,000	$145	47
2205 Murray Ave	0.69mi	3/2.0	1,635 (-4%)	13mo	$310,000	$190	46
1802 Pecos Ave	0.41mi	4/2.0 (+1)	1,502 (-12%)	12mo	$259,000	$172	42
2102 Vogel Ave	0.60mi	4/2.0 (+1)	1,816 (+6%)	13mo	$244,900	$135	42
703 N Wilcox St	0.57mi	3/2.0	1,460 (-15%)	6mo	$223,000	$153	40

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,102
• Equity at exit: $20,427

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $22,058
• Equity at exit: $11,845

Cash invested: $38,360 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $299

Break-even live

Break-even rent $1,272

Max offer price $137,000

Occupancy floor 77%

Sensitivity live

Price	-10% $376	-5% $338	+0% $299	+5% $260	+10% $221
Rent	-10% $169	-5% $234	+0% $299	+5% $364	+10% $429
Rate	-1.0pp $368	-0.5pp $334	base $299	+0.5pp $263	+1.0pp $227

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 Hickory St Rockdale, TX	3.0	2.0	1244	$1,650	$1.33	44d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $137,000 Active 53 DOM
2. 2026-06-18
   days on market $137,000 Active 51 DOM
3. 2026-06-17
   days on market $137,000 Active 50 DOM
4. 2026-06-16
   days on market $137,000 Active 49 DOM
5. 2026-06-15
   days on market $137,000 Active 48 DOM
6. 2026-06-15
   days on market $137,000 Active 47 DOM
7. 2026-06-13
   days on market $137,000 Active 46 DOM
8. 2026-06-12
   days on market $137,000 Active 45 DOM
9. 2026-06-09
   days on market $137,000 Active 42 DOM
10. 2026-06-08
    days on market $137,000 Active 41 DOM
11. 2026-06-08
    days on market $137,000 Active 40 DOM
12. 2026-06-07
    days on market $137,000 Active 39 DOM
13. 2026-06-03
    days on market $137,000 Active 36 DOM
14. 2026-06-02
    days on market $137,000 Active 35 DOM
15. 2026-06-01
    days on market $137,000 Active 34 DOM
16. 2026-05-31
    days on market $137,000 Active 33 DOM
17. 2026-05-18
    price $137,000 390-char remark
18. 2026-04-28
    listed $150,000 Active 390-char remark

ⓘ 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: $2,749 · $229/mo
• Projected year-2 tax: $2,749 · $229/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 20 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: $19,800
• − Mortgage interest: −$7,674
• − Property taxes: −$2,749
• − Insurance: −$685
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,985
• Taxable income: $1,539
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $3,218/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

-8.7% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $137,000 Unlock MLS
• 2026-04-28 Listed $150,000 Unlock MLS

Property tax history

+7.0%/yr

Latest (2025): $2,749 · +7.7% YoY. Source: county tax records.