1205 W 10th St · Cameron, TX 76520

$135,000

4 bd · 2.0 ba · 1,761 sqft · SingleFamily public records · 2 Days on market

Built 1960 0.28 ac lot

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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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.7/10.0
• 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

3 bed, 2 bath home in Cameron on a spacious 0.28-acre lot. Original character with room to make it your own. Central heat and air, inside laundry, and a front porch. Seller is currently making repairs to the property. Seller financing and subject-to options available — contact listing agent for terms. Buyer and buyer's agent to verify all information including measurements and restrictions.

Key facts

• 0.28 acre lot
• 4 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 7.4% 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; 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 $933 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $81,006
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 N Rusk Ave	0.45mi	4/2.0	1,956 (+11%)	7mo	$90,000	$46	54
209 Handy Ave	0.52mi	3/2.0 (-1)	1,956 (+11%)	9mo	$124,900	$64	44
805 N Central Ave	0.67mi	3/1.5 (-1)	1,575 (-11%)	2mo	$65,000	$41	42

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-14,034
• Equity at exit: $20,129

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,819
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$310 /mo · $3,721/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $121

Break-even live

Break-even rent $1,360

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $198	-5% $160	+0% $121	+5% $83	+10% $45
Rent	-10% $2	-5% $62	+0% $121	+5% $181	+10% $241
Rate	-1.0pp $189	-0.5pp $156	base $121	+0.5pp $86	+1.0pp $51

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $135,000 Active 2 DOM
2. 2026-06-21
   days on market $135,000 Active 1 DOM
3. 2026-06-16
   remarks 393-char remark
4. 2026-06-16
   listed $135,000 Active

ⓘ 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: $3,721 · $310/mo
• Projected year-2 tax: $3,721 · $310/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 8/10 Severe 7 d/yr ≥109°F today · 22 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: $18,163
• − Mortgage interest: −$7,562
• − Property taxes: −$3,721
• − Insurance: −$675
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,927
• Taxable loss: −$629
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $1,608/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

+401.7% since first listed

18 events — show timeline

• 2025-07-25 Listed $150,000 BCSRMLS
• 2025-03-19 Price Changed — Unlock MLS
• 2025-03-13 Listed — Unlock MLS
• 2024-09-13 Listing Removed — CTXMLS
• 2024-07-22 Price Changed $200,000 CTXMLS
• 2024-07-22 Price Changed — Unlock MLS
• 2024-06-28 Listed — Unlock MLS
• 2024-06-28 Listed $217,000 CTXMLS
• 2024-05-13 Pending — CTXMLS
• 2024-05-10 Listing Removed — CTXMLS
• 2024-04-27 Price Changed $179,000 CTXMLS
• 2024-04-12 Price Changed $215,000 CTXMLS
• 2024-03-20 Listed $245,000 CTXMLS
• 2021-03-03 Sold (Public Records) — Public Records
• 2020-12-22 Sold (Public Records) — Public Records
• 2020-10-02 Listed $29,900 CTXMLS
• 2000-11-20 Sold (Public Records) — Public Records
• 1997-12-29 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,721 · +14.7% YoY. Source: county tax records.