180 Soules Cir · Bruceville-Eddy, TX 76524

$65,000

1 bd · 1.0 ba · 690 sqft · SingleFamily public records · 10 Days on market

Built 2020 1.30 ac lot Est $65k · at est.

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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 +25.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +8.0/10.0
• ARV discount +7.4/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1.3 Acres of land in the Bruceville-Eddy school district. Close proximity to schools and I-35. Old home place on the property is various stages of repair. Lot big enough for two potential build sites. Lot currently has multiple outbuildings and sheds.

Key facts

• 1.3 acres of land
• Sheds
• 1.3 acre lot

Tags

• 1.3 ACRES OF LAND
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO I-35
• MULTIPLE OUTBUILDINGS
• SHEDS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $65k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bruceville-Eddy ISD (rural): math 26% / reading 30% proficiency, ranked #654 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bruceville-Eddy El (115 students, 63% FRL); Bruceville-Eddy J H (math 17% / reading 17%, grade F, #1,520 of 1,662 statewide, top 92%, 162 students, 57% FRL); Bruceville-Eddy H S (math 34% / reading 44%, grade F, #821 of 1,632 statewide, top 53%, 191 students, 55% FRL).
• Market conditions: 38 active listings in the ZIP; 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 71% 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 $65,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $64,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Soules Cir	0.00mi	1/1.0	690 (0%)	1mo	$65,000	$94	99

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 3.45×
• Total profit: $44,615
• Equity at exit: $58,557

10-year hold

• IRR: 27.0%
• Equity multiple: 7.83×
• Total profit: $124,296
• Equity at exit: $126,281

Cash invested: $18,200 (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 76524

• Home prices YoY: 6.5%
• Active inventory: 38
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $144

Break-even live

Break-even rent $660

Max offer price $65,000

Occupancy floor 78%

Sensitivity live

Price	-10% $181	-5% $162	+0% $144	+5% $125	+10% $107
Rent	-10% $77	-5% $111	+0% $144	+5% $177	+10% $210
Rate	-1.0pp $177	-0.5pp $160	base $144	+0.5pp $127	+1.0pp $110

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-23
   status Pending
2. 2026-04-13
   listed $65,000 Active
3. 2019-06-21
   soldstatus
4. 2002-11-13
   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: $1,841 · $153/mo
• Projected year-2 tax: $1,841 · $153/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $10,104
• − Mortgage interest: −$3,641
• − Property taxes: −$1,841
• − Insurance: −$325
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$1,891
• Taxable income: $789
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $1,536/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: Bruceville-Eddy ISD
• NCES district ID: 4811730
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $50,064
• Composite: 24.54/100
• National rank: #7645
• State rank: #654 of 826 in TX

Livability — Bruceville-Eddy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Bruceville-Eddy, TX
• Population (ZIP): 3,855

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.26%
• Current HPI: 267.33
• 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

4 events — show timeline

• 2026-04-23 Pending — NTREIS
• 2026-04-13 Listed $65,000 NTREIS
• 2019-06-21 Sold (Public Records) — Public Records
• 2002-11-13 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,841 · +16.5% YoY. Source: county tax records.