600 Central Ave · Rule, TX 79547

$31,039

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 313 Days on market

Built 1939 10,497 sqft lot $34/sqft · 55% below area

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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 +5.1/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SMALL TOWN FIXER UPPER! Discover the potential of this quaint home in Rule, TX. While it requires some work, it's bursting with promise, offering an exciting opportunity to create the perfect living space. Nestled in a peaceful neighborhood, you'll relish the tranquility of small-town living while still enjoying convenient access to major highways and essential amenities. Embrace the chance to put your stamp on this property and make it your own. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• 0.24 acre lot
• Garage
• Built 1939

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $31k).
• Recommended offer: $27k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,048 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Rule ISD (rural): math 30% / reading 45% proficiency, ranked #855 of 1,141 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $305 of equity ($214 loan paydown + $91 appreciation (0.3% local appreciation)).
• Haskell County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,314 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.77% ✓
• Cap rate: 25.51%
• Cash-on-cash: 68.63%
• DSCR: 4.05
• GRM: 3.0

CMA / ARV

• ARV (median comp): $68,747
• List price: $31,039
• Delta: -54.85%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Union Ave	0.42mi	2/1.5	768 (-15%)	9mo	$89,000	$116	46

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

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 4.59×
• Total profit: $31,173
• Equity at exit: $9,469

10-year hold

• IRR: 72.5%
• Equity multiple: 9.34×
• Total profit: $72,445
• Equity at exit: $11,752

Cash invested: $8,691 (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 79547

• Home prices YoY: 0.3%
• Active inventory: 14
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$163
• Tax from tax record: −$6 /mo · $75/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $497

Break-even live

Break-even rent $230

Max offer price $31,039

Occupancy floor 37%

Sensitivity live

Price	-10% $515	-5% $506	+0% $497	+5% $488	+10% $480
Rent	-10% $429	-5% $463	+0% $497	+5% $531	+10% $565
Rate	-1.0pp $513	-0.5pp $505	base $497	+0.5pp $489	+1.0pp $481

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: $7,760
• Closing costs: $931
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $31,039 Active 313 DOM
2. 2026-06-18
   days on market $31,039 Active 311 DOM
3. 2026-06-17
   days on market $31,039 Active 310 DOM
4. 2026-06-16
   days on market $31,039 Active 309 DOM
5. 2026-06-15
   days on market $31,039 Active 308 DOM
6. 2026-06-15
   days on market $31,039 Active 307 DOM
7. 2026-06-13
   days on market $31,039 Active 306 DOM
8. 2026-06-12
   days on market $31,039 Active 305 DOM
9. 2026-06-09
   days on market $31,039 Active 302 DOM
10. 2026-06-08
    days on market $31,039 Active 301 DOM
11. 2026-06-08
    days on market $31,039 Active 300 DOM
12. 2026-06-07
    days on market $31,039 Active 299 DOM
13. 2026-06-03
    days on market $31,039 Active 296 DOM
14. 2026-06-02
    days on market $31,039 Active 295 DOM
15. 2026-06-01
    days on market $31,039 Active 294 DOM
16. 2026-05-31
    days on market $31,039 Active 293 DOM
17. 2025-08-11
    listed $31,039 Active 675-char remark

    Show marketing remark (675 chars)

    SMALL TOWN FIXER UPPER! Discover the potential of this quaint home in Rule, TX. While it requires some work, it's bursting with promise, offering an exciting opportunity to create the perfect living space. Nestled in a peaceful neighborhood, you'll relish the tranquility of small-town living while still enjoying convenient access to major highways and essential amenities. Embrace the chance to put your stamp on this property and make it your own. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2010-03-23
    soldstatus

ⓘ 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: $75 · $6/mo
• Projected year-2 tax: $568 · $47/mo
• Expected delta: +$493/yr (+$41/mo · 656.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,314
• − Mortgage interest: −$1,739
• − Property taxes: −$75
• − Insurance: −$155
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$903
• Taxable income: $5,792
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $4,575/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: Rule ISD
• NCES district ID: 4838280
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $35,293
• Composite: 33.52/100
• National rank: #10510
• State rank: #855 of 1141 in TX

Livability — Rule

• Score: 60/100
• State rank: #1048
• US rank: #18650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rule, TX
• Population (ZIP): 869

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,693 · +0.2%
• By 2040: 5,769 · +1.6%
• By 2050: 6,012 · +5.9%
• By 2075: 6,792 · +19.6%
• By 2100: 6,531 · +15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 29% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Serbian 8% Lithuanian 4% German 3%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+71.5) · D 13.9% · R 85.4%
• 2008→2024 swing: -38.9pp toward R · 2008: -32.6pp · 2024: -71.5pp
• All cycles: 2024: R+71.5 2020: R+67.2 2016: R+61.7 2012: R+43.4 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 90.0549
• 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

2 events — show timeline

• 2025-08-11 Listed $31,039 HARMLS
• 2010-03-23 Sold (Public Records) — Public Records

Property tax history

-7.7%/yr

Latest (2025): $75 · -23.7% YoY. Source: county tax records.