334 Ripple Rd · Placedo, TX 77905

$114,900

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 44 Days on market

Built 1945 1.00 ac lot $90/sqft · 30% above area Est $88k · 30% over ↓ 28% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Situated on one acre in a peaceful country setting, this INVESTOR SPECIAL offers endless potential and opportunity. J Welch Farms is just a short walk away, offering seasonal attractions and entertainment the entire family can enjoy. Whether you’re looking to expand your investment portfolio, create a rental opportunity, or make it your own home, the possibilities are wide open. Bring your vision and transform this property into something special!

Key facts

• One acre
• Endless potential
• 1 acre lot

Tags

• ONE ACRE
• PEACEFUL COUNTRY SETTING
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Lot: between one-half and three acres; outside city limits; Road frontage on a county road with dirt surface

Exterior

• Parking: Detached or attached garage with 2 parking spaces
• Utilities: Water: private well; Sewer: public sewer (and noted not connected at lot)
• Home design: Single-story; Resale property
• Construction: Stone veneer exterior; Metal roof; Pillar/post/pier foundation; Year built per assessor
• Exterior features: See remarks

Interior

• Kitchen: Appliances: see remarks
• Bedrooms: 1 room listed as Other
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air (one unit)
• Interior features: Ceiling fans; Other interior features (see remarks)
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,416 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, health & safety C-, crime F.
• Bloomington ISD (rural): math 10% / reading 18% proficiency, ranked #814 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bloomington El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 265 students, 91% FRL); Bloomington J H (math 2% / reading 17%, grade F, #1,646 of 1,662 statewide, top 99%, 195 students, 84% FRL); Bloomington H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 239 students, 73% FRL).
• Market conditions: 148 active listings in the ZIP; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 1.41% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $88,259
• List price: $114,900
• Delta: 30.18%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $11,536
• Equity at exit: $17,132

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $48,964
• Equity at exit: $9,934

Cash invested: $32,172 (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 77905

• Home prices YoY: -33.0%
• Active inventory: 148
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $473

Break-even live

Break-even rent $1,021

Max offer price $114,900

Occupancy floor 66%

Sensitivity live

Price	-10% $538	-5% $505	+0% $473	+5% $440	+10% $408
Rent	-10% $345	-5% $409	+0% $473	+5% $537	+10% $601
Rate	-1.0pp $531	-0.5pp $502	base $473	+0.5pp $443	+1.0pp $413

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $114,900 Active 44 DOM
2. 2026-06-21
   days on market $114,900 Active 43 DOM
3. 2026-06-18
   days on market $114,900 Active 41 DOM
4. 2026-06-17
   days on market $114,900 Active 40 DOM
5. 2026-06-16
   days on market $114,900 Active 39 DOM
6. 2026-06-15
   days on market $114,900 Active 38 DOM
7. 2026-06-13
   days on market $114,900 Active 36 DOM
8. 2026-06-12
   days on market $114,900 Active 35 DOM
9. 2026-06-09
   pricedays on market $114,900 Active 32 DOM
10. 2026-06-08
    days on market $119,900 Active 31 DOM
11. 2026-06-08
    days on market $119,900 Active 30 DOM
12. 2026-06-05
    days on market $119,900 Active 28 DOM
13. 2026-06-03
    days on market $119,900 Active 26 DOM
14. 2026-06-02
    days on market $119,900 Active 25 DOM
15. 2026-06-01
    days on market $119,900 Active 24 DOM
16. 2026-05-31
    days on market $119,900 Active 23 DOM
17. 2026-05-08
    listed $119,900 Active 457-char remark
18. 2025-03-17
    soldstatus
19. 2022-06-30
    historical
20. 2022-05-20
    price $144,900
21. 2022-05-02
    price $154,900
22. 2022-01-05
    listed $159,900 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: $1,872 · $156/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$231/yr (+$19/mo · 12.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $19,434
• − Mortgage interest: −$6,436
• − Property taxes: −$1,872
• − Insurance: −$574
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$3,343
• Taxable income: $4,099
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $4,692/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: Bloomington ISD
• NCES district ID: 4810500
• Math proficiency: 10% ▼ -12.00%
• Reading proficiency: 18% ▼ -6.00%
• Median HH income: $44,679
• Composite: 12.4/100
• National rank: #9632
• State rank: #814 of 826 in TX

Livability — Placedo

• Score: 54/100
• State rank: #1416
• US rank: #24227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,346

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 18% Black 4%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.60%
• Current HPI: 139.4036
• 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

-28.1% since first listed

7 events — show timeline

• 2026-06-09 Price Changed $114,900 CTXMLS
• 2026-05-08 Listed $119,900 CTXMLS
• 2025-03-17 Sold (Public Records) — Public Records
• 2022-06-30 Listing Removed — CTXMLS
• 2022-05-20 Price Changed $144,900 CTXMLS
• 2022-05-02 Price Changed $154,900 CTXMLS
• 2022-01-05 Listed $159,900 CTXMLS

Property tax history

+2.8%/yr

Latest (2025): $1,872 · -13.4% YoY. Source: county tax records.