1708 Fm 1519

Rocky Mound, TX 75451

$129,000C

3 bd · 2.0 ba · 1,668 sqft · Built 1938 · SingleFamily · Active · 19 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,250/mo
• Mortgage (P&I): −$676
• Tax + insurance: −$215
• HOA: −$0
• Vac / Maint / Mgmt: −$262
• Net cashflow: $96/mo
• Annual: $1,150/yr
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• 1% rule: 0.97%
• Cash to close: $36,120

Investor read

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated fair.
• 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).
• It's been on market 19 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $125k (3.1% below list) — sets the bar for 1% rule.
• In year one you build about $1k of equity ($892 loan paydown + $398 appreciation (0.3% local appreciation)).
• 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).
• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 39 active listings in the ZIP; 3 units permitted in Camp County in 2024 (0 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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