320 N 5th St · Lott, TX 76656

$60,000

3 bd · 1.0 ba · 1,407 sqft · SingleFamily public records · 433 Days on market

0.38 ac lot $43/sqft · 51% below area ↓ 8% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This farmhouse-style home sits on a spacious 0.384-acre lot, offering endless possibilities for restoration or redevelopment. No restrictions! Located just 30 minutes from Temple and 45 minutes from Waco. Brimming with original character, the home features a large front porch with classic columns, tall ceilings, and large multi-pane windows. The wood siding, decorative trim, and vintage moldings reflect early 1900s craftsmanship, project for investors, flippers, or those who appreciate restoration. The oversized lot, dotted with mature trees, offers ample space for expansion, outdoor living, or even additional structures. Restore the home to its former glory, create an income-generating rental, or develop the land to suit your vision. This property is a rare investment opportunity for those looking to bring a historic home back to life while benefiting from a location near growing Central Texas cities.

Key facts

• Large front porch
• Decorative trim
• Tall ceilings

Tags

• SPACIOUS LOT
• LARGE FRONT PORCH
• TALL CEILINGS
• LARGE MULTI-PANE WINDOWS
• WOOD SIDING
• DECORATIVE TRIM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,493 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools F, crime F.
• Rosebud-Lott ISD (rural): math 29% / reading 35% proficiency, ranked #592 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $1k appreciation (2.2% local appreciation)).
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 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 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. 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. 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: 2.19% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.48%
• DSCR: 3.11
• GRM: 3.8

CMA / ARV

• ARV (median comp): $121,525
• List price: $60,000
• Delta: -50.63%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Gassaway Ave	0.26mi	2/2.0 (-1)	1,210 (-14%)	20mo	$185,000	$153	39

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

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.7%
• Equity multiple: 3.80×
• Total profit: $47,096
• Equity at exit: $24,358

10-year hold

• IRR: 52.1%
• Equity multiple: 7.64×
• Total profit: $111,487
• Equity at exit: $35,616

Cash invested: $16,800 (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 76656

• Home prices YoY: 2.0%
• Active inventory: 26
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $665

Break-even live

Break-even rent $470

Max offer price $60,000

Occupancy floor 44%

Sensitivity live

Price	-10% $699	-5% $682	+0% $665	+5% $648	+10% $631
Rent	-10% $561	-5% $613	+0% $665	+5% $717	+10% $768
Rate	-1.0pp $695	-0.5pp $680	base $665	+0.5pp $649	+1.0pp $633

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $60,000 Active 433 DOM
2. 2026-06-18
   days on market $60,000 Active 430 DOM
3. 2026-06-17
   days on market $60,000 Active 429 DOM
4. 2026-06-16
   days on market $60,000 Active 428 DOM
5. 2026-06-15
   days on market $60,000 Active 427 DOM
6. 2026-06-14
   days on market $60,000 Active 425 DOM
7. 2026-06-13
   days on market $60,000 Active 424 DOM
8. 2026-06-10
   days on market $60,000 Active 422 DOM
9. 2026-06-09
   days on market $60,000 Active 421 DOM
10. 2026-06-08
    days on market $60,000 Active 420 DOM
11. 2026-06-07
    days on market $60,000 Active 419 DOM
12. 2026-06-05
    days on market $60,000 Active 416 DOM
13. 2026-06-03
    days on market $60,000 Active 415 DOM
14. 2026-06-02
    days on market $60,000 Active 414 DOM
15. 2026-06-01
    days on market $60,000 Active 413 DOM
16. 2026-05-31
    days on market $60,000 Active 412 DOM
17. 2026-05-30
    days on market $60,000 Active 411 DOM
18. 2026-03-03
    price $60,000 915-char remark

    Show marketing remark (915 chars)

    This farmhouse-style home sits on a spacious 0.384-acre lot, offering endless possibilities for restoration or redevelopment. No restrictions! Located just 30 minutes from Temple and 45 minutes from Waco. Brimming with original character, the home features a large front porch with classic columns, tall ceilings, and large multi-pane windows. The wood siding, decorative trim, and vintage moldings reflect early 1900s craftsmanship, project for investors, flippers, or those who appreciate restoration. The oversized lot, dotted with mature trees, offers ample space for expansion, outdoor living, or even additional structures. Restore the home to its former glory, create an income-generating rental, or develop the land to suit your vision. This property is a rare investment opportunity for those looking to bring a historic home back to life while benefiting from a location near growing Central Texas cities.

19. 2026-03-03
    price $60,000 915-char remark

    Show marketing remark (915 chars)

    This farmhouse-style home sits on a spacious 0.384-acre lot, offering endless possibilities for restoration or redevelopment. No restrictions! Located just 30 minutes from Temple and 45 minutes from Waco. Brimming with original character, the home features a large front porch with classic columns, tall ceilings, and large multi-pane windows. The wood siding, decorative trim, and vintage moldings reflect early 1900s craftsmanship, project for investors, flippers, or those who appreciate restoration. The oversized lot, dotted with mature trees, offers ample space for expansion, outdoor living, or even additional structures. Restore the home to its former glory, create an income-generating rental, or develop the land to suit your vision. This property is a rare investment opportunity for those looking to bring a historic home back to life while benefiting from a location near growing Central Texas cities.

20. 2025-03-25
    listed $70,000 Active 915-char remark

    Show marketing remark (915 chars)

    This farmhouse-style home sits on a spacious 0.384-acre lot, offering endless possibilities for restoration or redevelopment. No restrictions! Located just 30 minutes from Temple and 45 minutes from Waco. Brimming with original character, the home features a large front porch with classic columns, tall ceilings, and large multi-pane windows. The wood siding, decorative trim, and vintage moldings reflect early 1900s craftsmanship, project for investors, flippers, or those who appreciate restoration. The oversized lot, dotted with mature trees, offers ample space for expansion, outdoor living, or even additional structures. Restore the home to its former glory, create an income-generating rental, or develop the land to suit your vision. This property is a rare investment opportunity for those looking to bring a historic home back to life while benefiting from a location near growing Central Texas cities.

21. 2025-03-13
    listed $70,000 Active 915-char remark

    Show marketing remark (915 chars)

    This farmhouse-style home sits on a spacious 0.384-acre lot, offering endless possibilities for restoration or redevelopment. No restrictions! Located just 30 minutes from Temple and 45 minutes from Waco. Brimming with original character, the home features a large front porch with classic columns, tall ceilings, and large multi-pane windows. The wood siding, decorative trim, and vintage moldings reflect early 1900s craftsmanship, project for investors, flippers, or those who appreciate restoration. The oversized lot, dotted with mature trees, offers ample space for expansion, outdoor living, or even additional structures. Restore the home to its former glory, create an income-generating rental, or develop the land to suit your vision. This property is a rare investment opportunity for those looking to bring a historic home back to life while benefiting from a location near growing Central Texas cities.

22. 2024-10-10
    historical
23. 2024-06-15
    listed $65,000

ⓘ 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: $378 · $32/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$720/yr (+$60/mo · 190.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥109°F today · 17 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: $15,735
• − Mortgage interest: −$3,361
• − Property taxes: −$378
• − Insurance: −$300
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$1,745
• Taxable income: $7,433
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $6,193/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: Rosebud-Lott ISD
• NCES district ID: 4837900
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $37,597
• Composite: 26.66/100
• National rank: #7167
• State rank: #592 of 826 in TX

Livability — Lott

• Score: 50/100
• State rank: #1493
• US rank: #25506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lott, TX
• Population (ZIP): 2,478

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 110.3456
• 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

-7.7% since first listed

6 events — show timeline

• 2026-03-03 Price Changed $60,000 NTREIS
• 2026-03-03 Price Changed $60,000 CTXMLS
• 2025-03-25 Listed $70,000 NTREIS
• 2025-03-13 Listed $70,000 CTXMLS
• 2024-10-10 Listing Removed — NTREIS
• 2024-06-15 Listed $65,000 NTREIS

Property tax history

-5.4%/yr

Latest (2025): $378 · -67.0% YoY. Source: county tax records.