1708 Fm 1519 · Rocky Mound, TX 75451

$129,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily · 19 Days on market

Built 1938 Fair condition $77/sqft · 45% below area Est $232k · 45% under

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Appreciation +5.2/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.1/5.0

Listing remarks

Nestled on 2.64 acres MOL along a Farm-to-Market road, this charming historic home offers privacy with the residence set back from the roadway among mature trees and open space. A barn consistent with the age and character of the home adds to the property’s timeless appeal. The acreage includes two peach trees, a pear tree, room for gardening, and a fenced area just off the back porch—ideal for small children or pets to safely enjoy the outdoors. An old well on the property has been professionally welded shut. Inside, the home features a unique dog run design with an added living area at the rear of the house. Painted white plank wood walls and ceilings throughout the dog run cr

Key facts

• Open space
• Two peach trees
• 2.64 acres mol

Tags

• 2.64 ACRES MOL
• HISTORIC HOME
• MATURE TREES
• OPEN SPACE
• BARN CONSISTENT WITH AGE
• TWO PEACH TREES

Property features AI

Exterior

• Home design: Single-family detached residence; Single-story
• Construction: Composition roof
• Exterior features: Front porch; On-site storage structure

Interior

• Kitchen: Dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood stove; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; One wood-burning fireplace located in the master bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $125k (3.1% below list).
• Recommended offer: $125k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 1.1% in Rocky Mound — 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 43/100 on livability (#1,576 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Pittsburg ISD (town): math 54% / reading 44% proficiency, ranked #216 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pittsburg El (math 34% / reading 35%, grade F, #1,995 of 4,322 statewide, top 50%, 545 students, 80% FRL); Pittsburg J H (math 48% / reading 43%, grade D+, #470 of 1,662 statewide, top 29%, 349 students, 82% FRL); Pittsburg H S (math 62% / reading 52%, grade C, #333 of 1,632 statewide, top 22%, 726 students, 78% FRL).
• Market conditions: 39 active listings in the ZIP; 3 units permitted in Camp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($892 loan paydown + $398 appreciation (0.3% local appreciation)).
• Camp County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,979 (3.1% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $232,445
• List price: $129,000
• Delta: -44.50%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

0.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.12×
• Total profit: $4,233
• Equity at exit: $39,461

10-year hold

• IRR: 7.6%
• Equity multiple: 1.85×
• Total profit: $30,702
• Equity at exit: $49,064

Cash invested: $36,120 (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 75451

• Home prices YoY: 0.3%
• Active inventory: 39
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $96

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 87%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   days on market $129,000 Active 19 DOM
2. 2026-06-02
   days on market $129,000 Active 18 DOM
3. 2026-06-01
   days on market $129,000 Active 17 DOM
4. 2026-05-31
   days on market $129,000 Active 16 DOM
5. 2026-05-30
   days on market $129,000 Active 15 DOM
6. 2026-05-15
   listed $129,000 Active 1474-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,997
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,753
• Taxable loss: −$961
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $1,381/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including a new roof, exterior siding, and painting, to improve its condition and value.

Repairs flagged

• Major roof — Severe weathering
• Major exterior siding — Significant wear
• Major paint — Peeling and chipping
• Major flooring — Worn and damaged tiles
• Major landscaping — Overgrown vegetation
• Major fencing — Inadequate and possibly unsafe

Value-add opportunities

• Both New roof — Improves both resale and rental value
• Both New exterior siding — Enhances curb appeal and value
• Both Painting — Fresh paint improves aesthetics and value
• Both New flooring — Fresh, durable flooring enhances living space
• Both Landscaping — Well-maintained landscaping improves curb appeal and value
• Both New fencing — Safe and attractive fencing enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe weathering	Major	$15,000–50,000
exterior siding · Significant wear	Major	$15,000–50,000
paint · Peeling and chipping	Major	$15,000–50,000
flooring · Worn and damaged tiles	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
fencing · Inadequate and possibly unsafe	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New roof — Improves both resale and rental value ↑
• Both New exterior siding — Enhances curb appeal and value ↑
• Both Painting — Fresh paint improves aesthetics and value ↑
• Both New flooring — Fresh, durable flooring enhances living space ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and value ↑
• Both New fencing — Safe and attractive fencing enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pittsburg ISD
• NCES district ID: 4835010
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $38,136
• Composite: 40.87/100
• National rank: #3627
• State rank: #216 of 826 in TX

Livability — Rocky Mound

• Score: 43/100
• State rank: #1576
• US rank: #26922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,496

Population outlook (Camp County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,741 · +2.5%
• By 2040: 14,436 · +7.7%
• By 2050: 15,135 · +12.9%
• By 2075: 16,836 · +25.6%
• By 2100: 17,582 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 5% Italian 4% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Camp

• 2024 margin: Solid R (+53.6) · D 22.9% · R 76.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -23.3pp · 2024: -53.6pp
• All cycles: 2024: R+53.6 2020: R+44.1 2016: R+42.7 2012: R+33.5 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.31%
• Current HPI: 90.6386
• 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