312 Broadway St · Maud, TX 75556

$85,000

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 165 Days on market

Built 1945 0.50 ac lot

---

Why this score? — see what drove the B- 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic little home! 3bedroom/1bath on . 500Acres. Great fix-r-upper! Two living areas, hardwood floors, and big back yard! Call listing agent today for a showing!

Key facts

• 0.5 acre lot
• Parking
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#810 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: employment D+, amenities F, commute F.
• Maud ISD (rural): math 54% / reading 57% proficiency, ranked #111 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1945 — 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. 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: 1.25% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 2.03×
• Total profit: $24,465
• Equity at exit: $38,220

10-year hold

• IRR: 19.4%
• Equity multiple: 3.83×
• Total profit: $67,265
• Equity at exit: $58,901

Cash invested: $23,800 (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 75556

• Active inventory: 15
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $223

Break-even live

Break-even rent $782

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $271	-5% $247	+0% $223	+5% $199	+10% $175
Rent	-10% $139	-5% $181	+0% $223	+5% $265	+10% $307
Rate	-1.0pp $266	-0.5pp $244	base $223	+0.5pp $201	+1.0pp $178

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $85,000 Active 165 DOM
2. 2026-06-18
   days on market $85,000 Active 163 DOM
3. 2026-06-17
   days on market $85,000 Active 162 DOM
4. 2026-06-16
   days on market $85,000 Active 161 DOM
5. 2026-06-15
   days on market $85,000 Active 160 DOM
6. 2026-06-15
   days on market $85,000 Active 159 DOM
7. 2026-06-13
   days on market $85,000 Active 158 DOM
8. 2026-06-12
   days on market $85,000 Active 157 DOM
9. 2026-06-10
   days on market $85,000 Active 154 DOM
10. 2026-06-08
    days on market $85,000 Active 153 DOM
11. 2026-06-08
    days on market $85,000 Active 152 DOM
12. 2026-06-05
    days on market $85,000 Active 150 DOM
13. 2026-06-03
    days on market $85,000 Active 148 DOM
14. 2026-06-02
    days on market $85,000 Active 147 DOM
15. 2026-06-01
    days on market $85,000 Active 146 DOM
16. 2026-05-31
    days on market $85,000 Active 145 DOM
17. 2026-01-02
    listed $85,000 Active 167-char remark

    Show marketing remark (167 chars)

    Fantastic little home! 3bedroom/1bath on . 500Acres. Great fix-r-upper! Two living areas, hardwood floors, and big back yard! Call listing agent today for a showing!

18. 2020-08-17
    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: $1,637 · $136/mo
• Projected year-2 tax: $1,637 · $136/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,766
• − Mortgage interest: −$4,761
• − Property taxes: −$1,637
• − Insurance: −$425
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,473
• Taxable income: $1,427
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,331/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: Maud ISD
• NCES district ID: 4829460
• Math proficiency: 54% ▲ 8.00%
• Reading proficiency: 57% ▲ 15.00%
• Median HH income: $43,953
• Composite: 46.76/100
• National rank: #2392
• State rank: #111 of 826 in TX

Livability — Maud

• Score: 64/100
• State rank: #810
• US rank: #14739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maud, TX
• Population (ZIP): 1,110

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-01-02 Listed $85,000 TBOR
• 2020-08-17 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,637 · +9.3% YoY. Source: county tax records.