706 Cemetery Ave · Eagle Lake, TX 77434

$120,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.28 ac lot Est $211k · 43% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Appreciation +5.7/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

Income-Producing Investment Opportunity in Eagle Lake Welcome to 706 Cemetery Avenue, Eagle Lake, TX, an excellent opportunity for investors seeking immediate cash flow and future value-add potential. This tenant-occupied property is currently generating $1,100 per month in rental income, providing instant income from the day of closing. Situated on a spacious lot with mature trees, covered parking, and ample outdoor space, this property offers investors the opportunity to continue collecting rental income while exploring future improvements to increase value and rental returns. The home features a practical floor plan and is conveniently located near local schools, parks, shopping, and

Key facts

• Ample outdoor space
• Covered parking
• Spacious lot

Tags

• TENANT-OCCUPIED PROPERTY
• GENERATING RENTAL INCOME
• SPACIOUS LOT
• MATURE TREES
• COVERED PARKING
• AMPLE OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all listed rooms on the first floor)
• Construction: Wood siding exterior; Composition roof; Pillar/post/pier foundation; Built in 1950
• Exterior features: Cleared lot

Interior

• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: 3 total rooms

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$210,596) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (18.8% below list).
• Recommended offer: $96k (20.4% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.7% in Eagle Lake — 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 62/100 on livability (#913 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: amenities F, commute F, employment D-.
• Rice CISD (rural): math 34% / reading 32% proficiency, ranked #574 of 826 in TX (top 70%) — 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: Eagle Lake Int (math 37% / reading 27%, grade F, #2,268 of 4,322 statewide, top 55%, 180 students, 87% FRL); Rice Jh (math 31% / reading 30%, grade F, #1,036 of 1,662 statewide, top 63%, 256 students, 80% FRL) — zoned schools average 83% FRL vs 68% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($830 loan paydown + $2k appreciation (1.3% local appreciation)).

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,549 (20.4% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $210,596
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 N Mccarty Ave	0.24mi	3/2.0	1,327 (+3%)	18mo	$265,000	$200	66
504 N Lake Ave	0.40mi	3/2.0	1,160 (-10%)	1mo	$190,000	$164	60
624 Willow Ln	0.33mi	3/1.5	1,350 (+4%)	19mo	$120,000	$89	60
422 W Main St	0.46mi	2/1.0 (-1)	1,232 (-5%)	8mo	$60,000	$49	59
401 E Waverly Ave	0.42mi	3/2.0	1,280 (-1%)	20mo	$189,000	$148	59
901 E Prairie Ave	0.74mi	3/2.0	1,107 (-14%)	19mo	$180,000	$163	22

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

Projected returns pro-forma

1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.86×
• Total profit: $-4,732
• Equity at exit: $42,855

10-year hold

• IRR: 2.2%
• Equity multiple: 1.28×
• Total profit: $9,535
• Equity at exit: $58,442

Cash invested: $33,600 (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 77434

• Home prices YoY: 0.7%
• Active inventory: 60
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$229 /mo · $2,752/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-138

Break-even live

Break-even rent $1,150

Max offer price $95,549

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-104	+0% $-138	+5% $-172	+10% $-206
Rent	-10% $-215	-5% $-177	+0% $-138	+5% $-100	+10% $-61
Rate	-1.0pp $-78	-0.5pp $-108	base $-138	+0.5pp $-170	+1.0pp $-201

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Hunters Ln Unit 217 Eagle Lake, TX	2.0	2.0	936	$975	$1.04	26d	1	0.28mi

Listing history 4 events

1. 2026-06-21
   days on market $120,000 Active 3 DOM
2. 2026-06-21
   days on market $120,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $120,000 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,752 · $229/mo
• Projected year-2 tax: $2,752 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$6,722
• − Property taxes: −$2,752
• − Insurance: −$600
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,491
• Taxable loss: −$3,737
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $-764/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: Rice CISD
• NCES district ID: 4836970
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $39,704
• Composite: 27.72/100
• National rank: #6907
• State rank: #574 of 826 in TX

Livability — Eagle Lake

• Score: 62/100
• State rank: #913
• US rank: #16344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, TX
• Population (ZIP): 4,037

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% White 22% Black 19% Two or more races 16% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Lithuanian 4% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.30%
• Current HPI: 179.6872
• 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

+33.5% since first listed

4 events — show timeline

• 2026-06-18 Listed $120,000 HARMLS
• 2024-05-03 Sold (Public Records) — Public Records
• 2022-12-30 Listing Removed — HARMLS
• 2022-04-11 Listed $89,900 HARMLS

Property tax history

+1.2%/yr

Latest (2025): $2,752 · -2.5% YoY. Source: county tax records.