243 CR 350 · Rosebud, TX 76570

$57,500

1 bd · 1.0 ba · 745 sqft · SingleFamily public records · 19 Days on market

1.00 ac lot

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Appreciation +5.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS ONE ACRE TRACT COMES READY WITH A CITY OF ROSEBUD WATER METER AND ELECTRICITY. SITTING ON THE OUTSKIRTS OF TOWN THIS PROPERTY IS TAILORED FOR THOSE SEEKING SIMPLICITY AND NATURAL BEAUTY. CURRENTLY THERE IS A ONE BEDROOM ONE BATH HOME ON THE PROPERTY THAT IS READY FOR YOUR VISION TO BECOME A REALITY. POSSIBILITES VARY FROM INVESTMENT TO WEEKEND GETAWAY OR YOUR FULL TIME RESIDENCE. IMMERSE YOURSELF IN THE UNIQUE CHARM OF YOUR NEXT PROPERTY TODAY.

Key facts

• One acre tract
• Electricity
• Outskirts of town

Tags

• ONE ACRE TRACT
• CITY OF ROSEBUD WATER METER
• ELECTRICITY
• OUTSKIRTS OF TOWN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($622 rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#732 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Rosebud-Lott ISD (rural): math 29% / reading 35% proficiency, ranked #592 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($398 loan paydown + $954 appreciation (1.7% local appreciation)).
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $56,637 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $135,590
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 S Oak St	0.63mi	1/1.0	660 (-11%)	10mo	$120,000	$182	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.58×
• Total profit: $9,297
• Equity at exit: $21,629

10-year hold

• IRR: 14.1%
• Equity multiple: 2.83×
• Total profit: $29,455
• Equity at exit: $30,358

Cash invested: $16,100 (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 76570

• Home prices YoY: 1.0%
• Active inventory: 27
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $622 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$131
• Net cashflow: $99

Break-even live

Break-even rent $496

Max offer price $57,500

Occupancy floor 79%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 West Avenue D Unit D Rosebud, TX	1.0	1.0	700	$622	$0.89	44d	1	0.55mi

Listing history 4 events

1. 2026-03-15
   status Pending
2. 2026-03-13
   historical Active Under Contract
3. 2026-02-24
   listed $57,500 Active
4. 2026-02-24
   listed $57,500 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: $797 · $66/mo
• Projected year-2 tax: $1,052 · $88/mo
• Expected delta: +$255/yr (+$21/mo · 32.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $7,464
• − Mortgage interest: −$3,221
• − Property taxes: −$797
• − Insurance: −$288
• − Repairs & maintenance: −$597
• − Management: −$597
• − Depreciation: −$1,673
• Taxable income: $292
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $1,124/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: Rosebud-Lott ISD
• NCES district ID: 4837900
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $37,597
• Composite: 26.66/100
• National rank: #7167
• State rank: #592 of 826 in TX

Livability — Rosebud

• Score: 64/100
• State rank: #732
• US rank: #13643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,506

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 16% Two or more races 14%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Serbian 10% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 164.6726
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-15 Pending — BCSRMLS
• 2026-03-13 Contingent — BCSRMLS
• 2026-02-24 Listed $57,500 BCSRMLS
• 2026-02-24 Listed $57,500 NTREIS

Property tax history

+14.4%/yr

Latest (2025): $797 · +150.6% YoY. Source: county tax records.