145 Roma · Livingston, TX 77351

$124,900

1 bd · 0.5 ba · 1,600 sqft · SingleFamily · 316 Days on market

Built 2024 Good condition 0.50 ac lot $78/sqft · 27% below area Est $170k · 27% under ↓ 9% since listing

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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 +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property features a 1600 sq. ft. red steel framed building on slab, with 1 bedroom/office, half bath and kitchen area, located in the peaceful North Glen neighborhood. Situated in an unrestricted area, the potential of this property is almost limitless. Customize the interior to create your dream home, office, or shop. The choice is yours!

Key facts

• Unrestricted area
• 0.5 acre lot
• Built 2024

Tags

• RED STEEL FRAMED BUILDING
• NORTH GLEN NEIGHBORHOOD
• UNRESTRICTED AREA
• CUSTOMIZE THE INTERIOR

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($433/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (8.9% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.7% in Livingston — 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 59/100 on livability (#1,113 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: crime F, amenities F, commute F.
• Leggett ISD (rural): math 25% / reading 30% proficiency, ranked #1,047 of 1,141 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Leggett El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 143 students, 81% FRL); Leggett H S (math 5% / reading 34%, grade F, #1,415 of 1,632 statewide, top 87%, 80 students, 86% FRL) — zoned schools average 84% FRL vs 68% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1724 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $170,433
• List price: $124,900
• Delta: -26.72%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Roma	0.03mi	1/0.5	1,600 (0%)	15mo	$144,900	$91	86
540 N Glen	0.07mi	3/2.0 (+2)	1,980 (+24%)	12mo	$264,900	$134	46
8851 Us Highway 59 N	1.33mi	1/1.0	1,278 (-20%)	2mo	$199,000	$156	36
1638 E Fm 942	2.05mi	2/2.0 (+1)	1,288 (-20%)	13mo	$145,000	$113	18
2679 Oakdale Loop	1.81mi	3/2.0 (+2)	1,927 (+20%)	8mo	$565,000	$293	17
222 Glover Rd	1.66mi	3/2.0 (+2)	1,362 (-15%)	59mo	$175,000	$128	4
TBD Oakdale Loop	1.77mi	3/2.0 (+2)	2,000 (+25%)	46mo	$750,000	$375	4

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-17,923
• Equity at exit: $18,623

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-12,576
• Equity at exit: $10,799

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 77351

• Home prices YoY: -14.8%
• Active inventory: 1724
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $36

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 92%

Sensitivity live

Price	-10% $122	-5% $79	+0% $36	+5% $-7	+10% $-50
Rent	-10% $-54	-5% $-9	+0% $36	+5% $81	+10% $126
Rate	-1.0pp $99	-0.5pp $68	base $36	+0.5pp $4	+1.0pp $-29

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-10-20
   days on market $124,900 Active 316 DOM
2. 2026-10-19
   days on market $124,900 Active 315 DOM
3. 2026-10-18
   days on market $124,900 Active 314 DOM
4. 2026-10-17
   days on market $124,900 Active 313 DOM
5. 2026-10-16
   days on market $124,900 Active 312 DOM
6. 2026-10-15
   days on market $124,900 Active 311 DOM
7. 2026-10-14
   days on market $124,900 Active 310 DOM
8. 2026-10-13
   days on market $124,900 Active 309 DOM
9. 2026-10-12
   days on market $124,900 Active 308 DOM
10. 2026-10-11
    days on market $124,900 Active 307 DOM
11. 2026-10-10
    days on market $124,900 Active 306 DOM
12. 2026-10-09
    days on market $124,900 Active 305 DOM
13. 2026-10-08
    days on market $124,900 Active 304 DOM
14. 2026-10-07
    days on market $124,900 Active 303 DOM
15. 2026-10-06
    days on market $124,900 Active 302 DOM
16. 2026-10-05
    days on market $124,900 Active 301 DOM
17. 2026-10-04
    days on market $124,900 Active 300 DOM
18. 2026-10-04
    days on market $124,900 Active 299 DOM
19. 2026-10-02
    days on market $124,900 Active 298 DOM
20. 2026-10-01
    days on market $124,900 Active 297 DOM
21. 2026-09-30
    days on market $124,900 Active 296 DOM
22. 2026-09-29
    days on market $124,900 Active 295 DOM
23. 2026-09-28
    days on market $124,900 Active 294 DOM
24. 2026-09-27
    days on market $124,900 Active 293 DOM
25. 2026-09-25
    days on market $124,900 Active 291 DOM
26. 2026-09-24
    days on market $124,900 Active 290 DOM
27. 2026-09-23
    days on market $124,900 Active 289 DOM
28. 2026-09-22
    days on market $124,900 Active 288 DOM
29. 2026-09-21
    days on market $124,900 Active 287 DOM
30. 2026-09-20
    days on market $124,900 Active 286 DOM
31. 2026-09-19
    days on market $124,900 Active 285 DOM
32. 2026-09-18
    days on market $124,900 Active 284 DOM
33. 2026-09-17
    days on market $124,900 Active 283 DOM
34. 2026-09-16
    days on market $124,900 Active 282 DOM
35. 2026-09-15
    days on market $124,900 Active 281 DOM
36. 2026-09-14
    days on market $124,900 Active 280 DOM
37. 2026-09-13
    days on market $124,900 Active 279 DOM
38. 2026-09-12
    days on market $124,900 Active 278 DOM
39. 2026-09-11
    days on market $124,900 Active 277 DOM
40. 2026-09-05
    days on market $124,900 Active 271 DOM
41. 2026-09-04
    days on market $124,900 Active 270 DOM
42. 2026-09-03
    days on market $124,900 Active 269 DOM
43. 2026-08-31
    days on market $124,900 Active 266 DOM
44. 2026-08-30
    days on market $124,900 Active 265 DOM
45. 2026-08-29
    days on market $124,900 Active 264 DOM
46. 2026-08-28
    days on market $124,900 Active 263 DOM
47. 2026-08-27
    days on market $124,900 Active 262 DOM
48. 2026-08-26
    days on market $124,900 Active 261 DOM
49. 2026-08-25
    days on market $124,900 Active 260 DOM
50. 2026-08-24
    days on market $124,900 Active 259 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,660
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,633
• Taxable loss: −$1,654
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $830/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $8,000–$24,000 screening

This 1600 sq. ft. building is in good condition with new tile flooring and fresh paint. It's ready for customization and offers limitless potential for a dream home, office, or shop.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Add a front door — Improves entryway and adds visual appeal. ↑
• Both Add a small porch or patio — Enhances curb appeal and provides outdoor living space. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Leggett El F TX #4,180/4,322 Nat'l #37,719/41,679 High Leggett H S F TX #1,415/1,632 Nat'l #14,291/17,239

Schools (NCES district)

• District: Leggett ISD
• NCES district ID: 4827120
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $43,336
• Composite: 26.42/100
• National rank: #12651
• State rank: #1047 of 1141 in TX

D Composite livability gradescore 59/100

Livability — Livingston

• Score: 59/100
• State rank: #1113
• US rank: #19723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 51,049 people
• City population: 37,143
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 6% of renters

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Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Languages at home: 88% English-only · Spanish 10%

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Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-9.2% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $124,900 HARMLS
• 2026-01-19 Price Changed $130,500 HARMLS
• 2025-12-05 Listed $137,500 HARMLS