107 S Crockett Ave · Cameron, TX 76520

$160,000

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 559 Days on market

Built 1971 7,562 sqft lot $93/sqft · at area comps Est $159k · at est.

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.3/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

Key facts

• 7,562 sq ft lot
• 4 parking spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $49 ($586/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (9.4% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.9% in Cameron — 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 64/100 on livability (#812 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Cameron ISD (rural): math 44% / reading 44% proficiency, ranked #312 of 826 in TX (top 38%) — 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.
• Zoned schools: Ben Milam El (421 students, 81% FRL); Cameron Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 356 students, 73% FRL); Cameron Yoe H S (math 32% / reading 42%, grade F, #897 of 1,632 statewide, top 57%, 474 students, 69% FRL).
• Market conditions: 134 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 $1k of loan paydown is wiped out by about $5k 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 559 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 559 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (median comp): $159,198
• List price: $160,000
• Delta: 0.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 E 6th St	0.53mi	3/1.5	1,722 (+0%)	3mo	$250,000	$145	70
805 N Central Ave	0.47mi	3/1.5	1,575 (-8%)	2mo	$65,000	$41	60
400 E 6th St	0.42mi	3/2.0	1,598 (-7%)	12mo	$169,000	$106	59
303 N Rusk Ave	0.28mi	4/2.0 (+1)	1,956 (+14%)	7mo	$90,000	$46	52
605 N Lee Ave	0.51mi	4/2.0 (+1)	1,728 (+1%)	24mo	$196,900	$114	50
406 E 12th	0.71mi	2/1.0 (-1)	1,565 (-9%)	7mo	$155,000	$99	38
1506 W 4th St	0.68mi	3/1.0	1,460 (-15%)	8mo	$153,000	$105	33
1101 N Central Ave N	0.59mi	2/2.0 (-1)	1,917 (+12%)	22mo	$245,000	$128	29

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-22,801
• Equity at exit: $23,857

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-15,784
• Equity at exit: $13,834

Cash invested: $44,800 (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 76520

• Home prices YoY: -31.4%
• Active inventory: 134
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $49

Break-even live

Break-even rent $1,388

Max offer price $160,000

Occupancy floor 92%

Sensitivity live

Price	-10% $139	-5% $94	+0% $49	+5% $4	+10% $-42
Rent	-10% $-66	-5% $-8	+0% $49	+5% $106	+10% $163
Rate	-1.0pp $129	-0.5pp $90	base $49	+0.5pp $7	+1.0pp $-35

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 E 7th St Cameron, TX	3.0	2.0	1200	$1,450	$1.21	9d	1	0.39mi

Listing history 35 events

1. 2026-06-21
   days on market $160,000 Active 559 DOM
2. 2026-06-21
   days on market $160,000 Active 558 DOM
3. 2026-06-18
   days on market $160,000 Active 556 DOM
4. 2026-06-17
   days on market $160,000 Active 555 DOM
5. 2026-06-16
   days on market $160,000 Active 554 DOM
6. 2026-06-15
   days on market $160,000 Active 553 DOM
7. 2026-06-13
   days on market $160,000 Active 551 DOM
8. 2026-06-12
   days on market $160,000 Active 550 DOM
9. 2026-06-09
   days on market $160,000 Active 547 DOM
10. 2026-06-08
    days on market $160,000 Active 546 DOM
11. 2026-06-08
    days on market $160,000 Active 545 DOM
12. 2026-06-05
    days on market $160,000 Active 543 DOM
13. 2026-06-03
    days on market $160,000 Active 541 DOM
14. 2026-06-02
    days on market $160,000 Active 540 DOM
15. 2026-06-01
    days on market $160,000 Active 539 DOM
16. 2026-05-31
    days on market $160,000 Active 538 DOM
17. 2025-07-21
    price $160,000 516-char remark

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

18. 2025-07-21
    price $160,000 515-char remark

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

19. 2025-07-21
    price $160,000

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

20. 2025-07-21
    price $160,000

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

21. 2025-03-14
    price $175,000 516-char remark

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

22. 2025-03-14
    price $175,000

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

23. 2025-03-14
    price $175,000 515-char remark

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

24. 2025-03-14
    price $175,000

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

25. 2024-12-09
    listed $180,000 Active 516-char remark

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

26. 2024-12-09
    listed $180,000 Active 515-char remark

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

27. 2024-12-09
    listed $180,000 Active

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

28. 2024-12-09
    listed $180,000 Active

    Show marketing remark (515 chars)

    Discover the perfect investment opportunity within the heart of charming small-town Cameron! 3 bedrooms, 2 full bathrooms, and approximately 1,672sf of versatile living space that could seamlessly transition into a duplex. This character-filled residence is ready to make it your home or become a lucrative rental with a long-time renter already in place, ensuring immediate cash flow from day one. Do not miss the chance to invest in a piece of real estate that promises charm, versatility, and a prime location.

29. 2021-06-09
    soldstatus Closed
30. 2021-05-22
    status Pending
31. 2021-05-22
    status Pending
32. 2021-05-19
    listed $75,000 Active
33. 2021-05-19
    listed $75,000 Active
34. 2008-04-09
    soldstatus
35. 1990-01-31
    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: $2,291 · $191/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$637/yr (+$53/mo · 27.8%)

ⓘ 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 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: $17,400
• − Mortgage interest: −$8,962
• − Property taxes: −$2,291
• − Insurance: −$800
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,655
• Taxable loss: −$2,092
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $1,088/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: Cameron ISD
• NCES district ID: 4812640
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $37,973
• Composite: 36.67/100
• National rank: #4611
• State rank: #312 of 826 in TX

Livability — Cameron

• Score: 64/100
• State rank: #812
• US rank: #14747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron, TX
• Population (ZIP): 8,098

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Hispanic / Latino 32% Black 18% Two or more races 11%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Portuguese 2% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 79% English-only · Spanish 20%

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: ▼ -76.27%
• Current HPI: 167.0164
• 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

+113.3% since first listed

19 events — show timeline

• 2025-07-21 Price Changed $160,000 HARMLS
• 2025-07-21 Price Changed $160,000 BCSRMLS
• 2025-07-21 Price Changed $160,000 Unlock MLS
• 2025-07-21 Price Changed $160,000 CTXMLS
• 2025-03-14 Price Changed $175,000 HARMLS
• 2025-03-14 Price Changed $175,000 Unlock MLS
• 2025-03-14 Price Changed $175,000 BCSRMLS
• 2025-03-14 Price Changed $175,000 CTXMLS
• 2024-12-09 Listed $180,000 CTXMLS
• 2024-12-09 Listed $180,000 Unlock MLS
• 2024-12-09 Listed $180,000 BCSRMLS
• 2024-12-09 Listed $180,000 HARMLS
• 2021-06-09 Sold (MLS) — Unlock MLS
• 2021-05-22 Pending — Unlock MLS
• 2021-05-22 Pending — CTXMLS
• 2021-05-19 Listed $75,000 Unlock MLS
• 2021-05-19 Listed $75,000 CTXMLS
• 2008-04-09 Sold (Public Records) — Public Records
• 1990-01-31 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,291 · +14.7% YoY. Source: county tax records.