2109 Murray Ave · Rockdale, TX 76567

$129,000

4 bd · 2.0 ba · 1,609 sqft · SingleFamily public records · 22 Days on market

Built 1955 10,149 sqft 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 +22.7/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the charm of small-town Texas living at this classic Rockdale home! Built in the 1950s, this property offers timeless character, mature surroundings, and endless potential for a buyer ready to make it their own. Conveniently located with easy access to Highway 79, commuting to Taylor, Round Rock, and surrounding areas is simple while still enjoying the slower pace of country-town living. Inside, you’ll find approximately 1,600 square feet of living space with a functional layout and plenty of opportunity to personalize and update over time. Original details add character, while the spacious lot provides room for outdoor enjoyment, gardening, entertaining, or future improveme

Key facts

• Spacious lot
• Rockdale isd
• 0.23 acre lot

Tags

• EASY ACCESS TO HIGHWAY 79
• SPACIOUS LOT
• ROCKDALE ISD
• MINUTES FROM LOCAL SHOPS
• NEAR THE GROWING TAYLOR AREA

Property features AI

Finance

• HOA & community: Community amenities include golf, pool, tennis courts, playground, park, library, street lights, curbs, door-to-door trash pickup, internet access, laundry facilities

Exterior

• Parking: Driveway parking; Garage faces front; One covered garage space (garage); Total capacity for four vehicles
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Fiber optic available; High-speed internet available; Underground utilities
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Cement siding; Shingle roof; Built (year per public records)
• Exterior features: Private yard; Rain gutters; Rear porch and front porch; Storage shed(s); Chain-link backyard fencing; Landscaped, level lot with large trees and native plants

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Garbage disposal; Refrigerator; Gas water heater
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Concrete; Linoleum; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; French/atrium door(s); Multiple living areas; Main level primary bedroom; No interior steps; Study/home office; High-speed internet; Aluminum frame windows with drapes and screens
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in Rockdale — 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 60/100 on livability (#1,040 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Rockdale ISD (town): math 40% / reading 43% proficiency, ranked #395 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 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 $892 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

• It's been on market 22 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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 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?
5. Crime grade is F 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?
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: 1.29% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $288,011
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 N Murray Ave	0.07mi	3/2.0 (-1)	1,613 (+0%)	3mo	$255,000	$158	89
2112 Vogel Ave	0.03mi	4/2.0	1,691 (+5%)	13mo	$245,000	$145	79
2205 Murray Ave	0.05mi	3/2.0 (-1)	1,635 (+2%)	13mo	$310,000	$190	79
401 San Jacinto Rd	0.21mi	3/2.0 (-1)	1,575 (-2%)	17mo	$169,900	$108	68
1802 Pecos Ave	0.28mi	4/2.0	1,502 (-7%)	12mo	$259,000	$172	66
2102 Vogel Ave	0.04mi	4/2.0	1,816 (+13%)	13mo	$244,900	$135	65
709 Coffield St	0.41mi	3/2.0 (-1)	1,602 (-0%)	17mo	$290,000	$181	61
707 Palmer St	0.36mi	3/2.0 (-1)	1,730 (+8%)	13mo	$320,000	$185	55
1903 Skyles Rd	0.54mi	3/2.0 (-1)	1,706 (+6%)	6mo	$310,000	$182	55
107 Sand Oak Dr	0.44mi	3/2.0 (-1)	1,400 (-13%)	11mo	$249,900	$179	43
1203 Yokley Rd	0.72mi	3/2.0 (-1)	1,500 (-7%)	16mo	$270,000	$180	36
308 Erie Ave	0.74mi	3/2.0 (-1)	1,408 (-12%)	13mo	$130,000	$92	28

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,633
• Equity at exit: $19,234

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $13,012
• Equity at exit: $11,154

Cash invested: $36,120 (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 76567

• Home prices YoY: -12.9%
• Active inventory: 161
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$361 /mo · $4,338/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $222

Break-even live

Break-even rent $1,382

Max offer price $129,000

Occupancy floor 82%

Sensitivity live

Price	-10% $295	-5% $258	+0% $222	+5% $185	+10% $149
Rent	-10% $90	-5% $156	+0% $222	+5% $287	+10% $353
Rate	-1.0pp $287	-0.5pp $255	base $222	+0.5pp $188	+1.0pp $154

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   status $129,000 Pending 22 DOM
2. 2026-06-13
   days on market $129,000 Active 22 DOM
3. 2026-06-12
   days on market $129,000 Active 21 DOM
4. 2026-06-09
   days on market $129,000 Active 18 DOM
5. 2026-06-08
   days on market $129,000 Active 17 DOM
6. 2026-06-08
   days on market $129,000 Active 16 DOM
7. 2026-06-07
   days on market $129,000 Active 15 DOM
8. 2026-06-03
   days on market $129,000 Active 12 DOM
9. 2026-06-02
   statusdays on market $129,000 Active 11 DOM
10. 2026-06-01
    days on market $129,000 Active Under Contract 10 DOM
11. 2026-05-31
    days on market $129,000 Active Under Contract 9 DOM
12. 2026-05-22
    listed $129,000 Active
13. 1988-06-13
    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: $4,338 · $361/mo
• Projected year-2 tax: $4,338 · $361/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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: $19,951
• − Mortgage interest: −$7,226
• − Property taxes: −$4,338
• − Insurance: −$645
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$3,753
• Taxable income: $798
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,469/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: Rockdale ISD
• NCES district ID: 4837590
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $38,586
• Composite: 34.64/100
• National rank: #5147
• State rank: #395 of 826 in TX

Livability — Rockdale

• Score: 60/100
• State rank: #1040
• US rank: #18508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockdale, TX
• Population (ZIP): 8,457

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 21% Korean 1%

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: ▼ -32.12%
• Current HPI: 217.5536
• 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

• 2026-05-22 Listed $129,000 Unlock MLS
• 1988-06-13 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $4,338 · -19.8% YoY. Source: county tax records.