8716 Tx Hwy 8 S · Maud, TX 75567

$130,000

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 13 Days on market

Built 1960 2.82 ac 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This fixer upper is priced to move and the seller even got it started for you! If you want country living and a fantastic Maud investment, this is your chance!

Key facts

• 2.82 acre lot
• Built 1960
• Listed 13 days

Property features AI

Exterior

• Home design: Single-family residence
• Construction: Residential construction
• Exterior features: Barn; Greenhouse; Approximately 2.82-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $71 ($848/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 $121k (7.2% below list).
• Recommended offer: $121k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#810 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: employment D+, amenities F, commute F.
• Maud ISD (rural): math 54% / reading 57% proficiency, ranked #111 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,584 (7.2% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.55×
• Total profit: $20,167
• Equity at exit: $58,454

10-year hold

• IRR: 12.1%
• Equity multiple: 2.80×
• Total profit: $65,519
• Equity at exit: $90,084

Cash invested: $36,400 (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 75567

• Active inventory: 39
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $71

Break-even live

Break-even rent $1,116

Max offer price $130,000

Occupancy floor 89%

Sensitivity live

Price	-10% $144	-5% $107	+0% $71	+5% $34	+10% $-3
Rent	-10% $-25	-5% $23	+0% $71	+5% $118	+10% $166
Rate	-1.0pp $136	-0.5pp $104	base $71	+0.5pp $37	+1.0pp $3

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-10
   days on market $130,000 Active 13 DOM
2. 2026-06-08
   days on market $130,000 Active 12 DOM
3. 2026-06-08
   days on market $130,000 Active 11 DOM
4. 2026-06-05
   days on market $130,000 Active 9 DOM
5. 2026-06-03
   days on market $130,000 Active 7 DOM
6. 2026-06-02
   days on market $130,000 Active 6 DOM
7. 2026-06-01
   days on market $130,000 Active 5 DOM
8. 2026-05-31
   days on market $130,000 Active 4 DOM
9. 2026-05-27
   listed $130,000 Active

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$626/yr (+$52/mo · 35.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,470
• − Mortgage interest: −$7,282
• − Property taxes: −$1,753
• − Insurance: −$650
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,782
• Taxable loss: −$1,312
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $1,162/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: Maud ISD
• NCES district ID: 4829460
• Math proficiency: 54% ▲ 8.00%
• Reading proficiency: 57% ▲ 15.00%
• Median HH income: $43,953
• Composite: 46.76/100
• National rank: #2392
• State rank: #111 of 826 in TX

Livability — Maud

• Score: 64/100
• State rank: #810
• US rank: #14739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,762

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Italian 1% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% Korean 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-27 Listed $130,000 TBOR

Property tax history

+4.6%/yr

Latest (2025): $1,753 · +10.2% YoY. Source: county tax records.