1216 Avenue M · Ralls, TX 79357

$108,000

3 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 9 Days on market

Built 1950 9,378 sqft 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 +18.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.9/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Pride of Ownership is evident in this lovely 3 bedroom, 1-1/2 bath home; Highlighted with a country Kitchen, Large Master Bedroom with walk-in closet, updated paint, carpet and vinyl flooring, lots of storage and closets. This home is move in ready, with a New 50 gallon hot water heater, New energy efficient 4 Ton Central Heating & Air Conditioning Complete System installed July 2019 and came with a 10 Year Warranty & will convey to new owner, 5 ceiling fans, a New built-in GE Dishwasher. The Kenmore Refrigerator, Stove, & the window Blinds/Curtains will convey. A New composition 30 year warranted Roof. A Tree shaded back yard with a New 12 ft X 14 ft = 168 sq ft Storage Building with additional attic space & an additional storage/greenhouse building. The back yard is enclosed with a privacy Wood Fence. Your Family can Enjoy Living in the Quiet / Peaceful Community of Ralls. Come take a Look at this Lovely, Energy Efficient Home, as the month of April electric bill was only $50.

Key facts

• Spacious backyard
• Large carport
• Storage unit

Tags

• REMODELED BATHROOMS
• SPACIOUS BACKYARD
• STORAGE UNIT
• LARGE CARPORT

Property features AI

Finance

• Other: Listing provided by Aycock Realty Group, LLC

Exterior

• Parking: Attached garage (1 car); Carport (2 cars); Garage, attached, and carport; see remarks
• Security: See remarks
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Fiber cement exterior; Composition roof; Pillar/post/pier foundation; Built on a 0.22-acre lot
• Exterior features: Private yard; Storage structure on property; Front porch; Fenced backyard; Paved public road frontage (city street)

Interior

• Kitchen: Water heater (listed under appliances)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: See remarks
• Laundry & utility: Laundry room; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).

Location & tenants

• Location reads 65/100 on livability (#685 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Ralls ISD (rural): math 23% / reading 26% proficiency, ranked #728 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ralls El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 192 students, 88% FRL); Ralls Middle (math 27% / reading 27%, grade F, #1,177 of 1,662 statewide, top 72%, 108 students, 79% FRL); Ralls H S (math 5% / reading 15%, grade F, #1,566 of 1,632 statewide, top 97%, 153 students, 75% FRL).
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($747 loan paydown + $3k appreciation (3.0% local appreciation)).
• Crosby County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,000

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $19,873
• Equity at exit: $48,458

10-year hold

• IRR: 13.7%
• Equity multiple: 3.03×
• Total profit: $61,263
• Equity at exit: $74,598

Cash invested: $30,240 (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 79357

• Home prices YoY: 3.2%
• Active inventory: 19
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $109

Break-even live

Break-even rent $1,008

Max offer price $108,000

Occupancy floor 86%

Sensitivity live

Price	-10% $170	-5% $139	+0% $109	+5% $78	+10% $47
Rent	-10% $18	-5% $63	+0% $109	+5% $154	+10% $199
Rate	-1.0pp $163	-0.5pp $136	base $109	+0.5pp $81	+1.0pp $52

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   status $108,000 Pending 9 DOM
2. 2026-06-17
   days on market $108,000 Active 9 DOM
3. 2026-06-16
   days on market $108,000 Active 8 DOM
4. 2026-06-15
   days on market $108,000 Active 7 DOM
5. 2026-06-15
   days on market $108,000 Active 6 DOM
6. 2026-06-13
   days on market $108,000 Active 5 DOM
7. 2026-06-12
   days on market $108,000 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $108,000 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: $2,220 · $185/mo
• Projected year-2 tax: $2,220 · $185/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,745
• − Mortgage interest: −$6,050
• − Property taxes: −$2,220
• − Insurance: −$540
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,142
• Taxable loss: −$405
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $1,400/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: Ralls ISD
• NCES district ID: 4836390
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 26% ▼ -1.00%
• Median HH income: $35,203
• Composite: 20.23/100
• National rank: #8626
• State rank: #728 of 826 in TX

Livability — Ralls

• Score: 65/100
• State rank: #685
• US rank: #12805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ralls, TX
• Population (ZIP): 1,883

Population outlook (Crosby County) Hauer SSP2

• Today (2025): 5,795 people
• By 2030: 5,626 · -2.9%
• By 2040: 5,198 · -10.3%
• By 2050: 4,696 · -19.0%
• By 2075: 3,250 · -43.9%
• By 2100: 2,123 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 46% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 4% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 67% English-only · Spanish 33%

Political lean MEDSL · Crosby

• 2024 margin: Solid R (+51.3) · D 24.0% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.1pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+44.5 2016: R+41.6 2012: R+27.6 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.98%
• Current HPI: 95.4996
• 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

+44.0% since first listed

6 events — show timeline

• 2026-06-08 Listed $108,000 LARMLS
• 2020-07-15 Sold (MLS) — LARMLS
• 2020-06-26 Sold (Public Records) — Public Records
• 2020-05-12 Listed $75,000 LARMLS
• 2015-03-05 Sold (Public Records) — Public Records
• 2003-12-05 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,220 · +4.0% YoY. Source: county tax records.