504 Cedar St · Roscoe, TX 79545

$124,900

4 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 115 Days on market

Built 1960 0.32 ac lot $76/sqft · 14% below area Est $146k · 14% under ↓ 10% since listing

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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 +19.9/30.0
• ARV discount +13.9/15.0
• Appreciation +9.2/10.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Spacious and full of potential, this 4-bedroom, 2-bath home at 504 Cedar in Roscoe, TX offers comfortable living with great added features. The functional layout provides ample space for family, guests, or a home office setup. Step outside to find a nicely wired shop in the backyard — perfect for projects, storage, or hobbies. A durable metal roof adds long-term value and peace of mind. Whether you're looking for your next home or an investment opportunity, this property combines practicality and versatility in a convenient Roscoe location.

Key facts

• Metal roof
• Wired shop
• Functional layout

Tags

• WIRED SHOP
• METAL ROOF
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#172 in TX, #4,537 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Roscoe Collegiate ISD (rural): math 18% / reading 30% proficiency, ranked #721 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 15 units permitted in Nolan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($864 loan paydown + $11k appreciation (8.4% local appreciation)).
• Nolan County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.09% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (median comp): $145,734
• List price: $124,900
• Delta: -14.30%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 4th St	0.10mi	3/2.0 (-1)	1,494 (-10%)	12mo	$72,000	$48	64
1100 Oak St	0.42mi	3/2.0 (-1)	1,477 (-11%)	24mo	$180,000	$122	38

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

Projected returns pro-forma

8.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.84×
• Total profit: $64,488
• Equity at exit: $98,444

10-year hold

• IRR: 22.4%
• Equity multiple: 6.15×
• Total profit: $180,276
• Equity at exit: $198,900

Cash invested: $34,972 (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 79545

• Home prices YoY: 5.2%
• Active inventory: 14
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $151

Break-even live

Break-even rent $1,168

Max offer price $124,900

Occupancy floor 84%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $124,900 Active 115 DOM
2. 2026-06-17
   days on market $124,900 Active 114 DOM
3. 2026-06-16
   days on market $124,900 Active 113 DOM
4. 2026-06-15
   days on market $124,900 Active 112 DOM
5. 2026-06-15
   days on market $124,900 Active 111 DOM
6. 2026-06-13
   days on market $124,900 Active 110 DOM
7. 2026-06-12
   pricedays on market $124,900 Active 109 DOM
8. 2026-06-09
   days on market $134,900 Active 106 DOM
9. 2026-06-08
   days on market $134,900 Active 105 DOM
10. 2026-06-08
    days on market $134,900 Active 104 DOM
11. 2026-06-07
    days on market $134,900 Active 103 DOM
12. 2026-06-03
    days on market $134,900 Active 100 DOM
13. 2026-06-02
    days on market $134,900 Active 99 DOM
14. 2026-06-01
    days on market $134,900 Active 98 DOM
15. 2026-05-31
    days on market $134,900 Active 97 DOM
16. 2026-05-01
    price $134,900 552-char remark

    Show marketing remark (552 chars)

    Spacious and full of potential, this 4-bedroom, 2-bath home at 504 Cedar in Roscoe, TX offers comfortable living with great added features. The functional layout provides ample space for family, guests, or a home office setup. Step outside to find a nicely wired shop in the backyard — perfect for projects, storage, or hobbies. A durable metal roof adds long-term value and peace of mind. Whether you're looking for your next home or an investment opportunity, this property combines practicality and versatility in a convenient Roscoe location.

17. 2026-03-27
    price $139,900 552-char remark

    Show marketing remark (552 chars)

    Spacious and full of potential, this 4-bedroom, 2-bath home at 504 Cedar in Roscoe, TX offers comfortable living with great added features. The functional layout provides ample space for family, guests, or a home office setup. Step outside to find a nicely wired shop in the backyard — perfect for projects, storage, or hobbies. A durable metal roof adds long-term value and peace of mind. Whether you're looking for your next home or an investment opportunity, this property combines practicality and versatility in a convenient Roscoe location.

18. 2026-02-23
    listed $149,900 Active 552-char remark

    Show marketing remark (552 chars)

    Spacious and full of potential, this 4-bedroom, 2-bath home at 504 Cedar in Roscoe, TX offers comfortable living with great added features. The functional layout provides ample space for family, guests, or a home office setup. Step outside to find a nicely wired shop in the backyard — perfect for projects, storage, or hobbies. A durable metal roof adds long-term value and peace of mind. Whether you're looking for your next home or an investment opportunity, this property combines practicality and versatility in a convenient Roscoe location.

19. 2001-02-07
    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: $2,585 · $215/mo
• Projected year-2 tax: $2,585 · $215/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 2/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $16,311
• − Mortgage interest: −$6,996
• − Property taxes: −$2,585
• − Insurance: −$624
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,633
• Taxable loss: −$138
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,849/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: Roscoe Collegiate ISD
• NCES district ID: 4837860
• Math proficiency: 18% ▼ -29.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $48,093
• Composite: 21.0/100
• National rank: #8460
• State rank: #721 of 826 in TX

Livability — Roscoe

• Score: 74/100
• State rank: #172
• US rank: #4537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roscoe, TX
• Population (ZIP): 1,778

Population outlook (Nolan County) Hauer SSP2

• Today (2025): 15,048 people
• By 2030: 15,043 · +-0.0%
• By 2040: 15,235 · +1.2%
• By 2050: 15,603 · +3.7%
• By 2075: 16,528 · +9.8%
• By 2100: 16,427 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Nolan

• 2024 margin: Solid R (+59.2) · D 19.9% · R 79.2%
• 2008→2024 swing: -20.4pp toward R · 2008: -38.8pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+55.4 2016: R+53.2 2012: R+45.1 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.42%
• Current HPI: 169.199
• 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

-10.0% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $134,900 NCBOR
• 2026-03-27 Price Changed $139,900 NCBOR
• 2026-02-23 Listed $149,900 NCBOR
• 2001-02-07 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,585 · +12.2% YoY. Source: county tax records.