508 Miller St · Broaddus, TX 75929

$165,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily · 19 Days on market

Built 1980 0.34 ac lot

---

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).

• Appreciation +9.6/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Welcome home to Broaddus! This 3 bedroom, 1 bath brick home offers approximately 1,800 square feet of comfortable living space and a large living room that's perfect for family gatherings, game nights, or simply relaxing after a long day. This home underwent a major remodel in 2017, including updated electrical, plumbing, HVAC, kitchen, bathroom, walls, ceilings, doors, and windows. A new metal roof was installed in 2020, and in 2026 the bathroom was remodeled and the interior received fresh paint throughout. The yard offers plenty of space to enjoy the outdoors. Located within the city limits of Broaddus and only minutes from Lake Sam Rayburn, this property would make a great starter home,

Key facts

• Large living room
• Brick home
• 0.34 acre lot

Tags

• BRICK HOME
• LARGE LIVING ROOM

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Brick and wood siding construction; Slab foundation; Built with metal roofing
• Exterior features: Metal roof; 0.34-acre lot

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Refrigerator included; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (23.7% below list).
• Recommended offer: $126k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#844 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Broaddus ISD (rural): math 47% / reading 37% proficiency, ranked #400 of 826 in TX (top 48%) — 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: Broaddus El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 184 students, 80% FRL); Broaddus H S (math 47% / reading 37%, grade F, #730 of 1,632 statewide, top 47%, 199 students, 78% FRL).
• Market conditions: 92 active listings in the ZIP; 2 units permitted in San Augustine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (9.3% local appreciation)).
• San Augustine County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,839 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.76% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.57×
• Total profit: $72,426
• Equity at exit: $139,977

10-year hold

• IRR: 18.4%
• Equity multiple: 5.74×
• Total profit: $218,817
• Equity at exit: $293,093

Cash invested: $46,200 (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 75929

• Home prices YoY: 5.6%
• Active inventory: 92
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-146

Break-even live

Break-even rent $1,443

Max offer price $143,852

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-89	+0% $-146	+5% $-203	+10% $-260
Rent	-10% $-246	-5% $-196	+0% $-146	+5% $-96	+10% $-47
Rate	-1.0pp $-63	-0.5pp $-104	base $-146	+0.5pp $-189	+1.0pp $-232

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $165,000 Active 19 DOM
2. 2026-06-21
   days on market $165,000 Active 18 DOM
3. 2026-06-18
   days on market $165,000 Active 16 DOM
4. 2026-06-17
   days on market $165,000 Active 15 DOM
5. 2026-06-16
   days on market $165,000 Active 14 DOM
6. 2026-06-15
   days on market $165,000 Active 13 DOM
7. 2026-06-13
   days on market $165,000 Active 11 DOM
8. 2026-06-12
   days on market $165,000 Active 10 DOM
9. 2026-06-09
   days on market $165,000 Active 7 DOM
10. 2026-06-08
    days on market $165,000 Active 6 DOM
11. 2026-06-08
    days on market $165,000 Active 5 DOM
12. 2026-06-07
    days on market $165,000 Active 4 DOM
13. 2026-06-03
    days on marketlisting id $165,000 Active 1 DOM
14. 2026-06-02
    days on market $165,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $165,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $15,101
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$4,800
• Taxable loss: −$4,658
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $-636/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: Broaddus ISD
• NCES district ID: 4811430
• Math proficiency: 47% ▲ 7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $33,033
• Composite: 34.58/100
• National rank: #5166
• State rank: #400 of 826 in TX

Livability — Broaddus

• Score: 63/100
• State rank: #844
• US rank: #15273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broaddus, TX
• Population (ZIP): 1,440

Population outlook (San Augustine County) Hauer SSP2

• Today (2025): 7,544 people
• By 2030: 7,094 · -6.0%
• By 2040: 6,327 · -16.1%
• By 2050: 5,645 · -25.2%
• By 2075: 4,447 · -41.1%
• By 2100: 3,299 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 5% Slovak 2% Portuguese 1%

Political lean MEDSL · San Augustine

• 2024 margin: Solid R (+56.3) · D 21.6% · R 77.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -27.3pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+50.6 2016: R+48.1 2012: R+34.6 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.27%
• Current HPI: 173.6378
• 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

1 event — show timeline

• 2026-05-31 Listed $165,000 Deep East Texas MLS