1207 W 6th St · Caldwell, TX 77836

$155,000

2 bd · 2.0 ba · 891 sqft · SingleFamily public records · 51 Days on market

Built 1968 10,246 sqft lot $174/sqft · at area comps Est $162k · at est. ↓ 6% 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 +23.0/30.0
• ARV discount +9.4/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A cozy 2 bedroom 2 bath home with a large lot that has been updated and thoughtfully cared for. This residence offers a functional layout that is comfortable and inviting. It is an older home that is clean, bright and move in ready. The large lot offers space for gardening, entertaining, or expansion. Whether you are looking for a starter home, downsizing, or an investment opportunity, this property has potential with it's simplicity and space.

Key facts

• 0.24 acre lot
• Built 1968
• Listed 51 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One-story
• Construction: Built as a single-family residence
• Exterior features: Approximately 0.235-acre lot; Subdivision: City of Caldwell; Directions: From the intersection of Highway 21 and Highway 36 in Caldwell, head approximately 2 miles West on Highway 21. Turn left on Temple St.; home will be on the right. Turn right on gravel drive.

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.0% in Caldwell — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#497 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Caldwell ISD (rural): math 44% / reading 45% proficiency, ranked #264 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1968 — 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 D-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. 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.
6. 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.
7. 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: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (median comp): $161,750
• List price: $155,000
• Delta: -4.17%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Tx-21 W	0.34mi	3/1.0 (+1)	1,008 (+13%)	4mo	$168,500	$167	50

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,529
• Equity at exit: $23,111

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $16,085
• Equity at exit: $13,402

Cash invested: $43,400 (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 77836

• Home prices YoY: -26.0%
• Active inventory: 315
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $276

Break-even live

Break-even rent $1,300

Max offer price $155,000

Occupancy floor 78%

Sensitivity live

Price	-10% $364	-5% $320	+0% $276	+5% $232	+10% $188
Rent	-10% $146	-5% $211	+0% $276	+5% $341	+10% $407
Rate	-1.0pp $354	-0.5pp $316	base $276	+0.5pp $236	+1.0pp $195

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1464 State Highway 36 S Caldwell, TX	3.0	1.0	1064	$1,650	$1.55	13d	1	1.26mi

Listing history 18 events

1. 2026-06-18
   days on market $155,000 Active 51 DOM
2. 2026-06-17
   price $155,000 Active 50 DOM
3. 2026-06-17
   days on market $165,000 Active 50 DOM
4. 2026-06-16
   days on market $165,000 Active 49 DOM
5. 2026-06-15
   days on market $165,000 Active 48 DOM
6. 2026-06-14
   days on market $165,000 Active 46 DOM
7. 2026-06-13
   days on market $165,000 Active 45 DOM
8. 2026-06-10
   days on market $165,000 Active 43 DOM
9. 2026-06-09
   days on market $165,000 Active 42 DOM
10. 2026-06-08
    days on market $165,000 Active 41 DOM
11. 2026-06-07
    days on market $165,000 Active 40 DOM
12. 2026-06-05
    days on market $165,000 Active 37 DOM
13. 2026-06-02
    days on market $165,000 Active 35 DOM
14. 2026-06-01
    days on market $165,000 Active 34 DOM
15. 2026-05-31
    days on market $165,000 Active 33 DOM
16. 2026-05-30
    days on market $165,000 Active 32 DOM
17. 2026-04-28
    listed $165,000 Active 449-char remark
18. 2004-05-07
    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: $1,799 · $150/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,038/yr (+$86/mo · 57.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,800
• − Mortgage interest: −$8,682
• − Property taxes: −$1,799
• − Insurance: −$775
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,509
• Taxable income: $867
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $3,106/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: Caldwell ISD
• NCES district ID: 4812460
• Math proficiency: 44% ▲ 3.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $52,820
• Composite: 38.5/100
• National rank: #4181
• State rank: #264 of 826 in TX

Livability — Caldwell

• Score: 68/100
• State rank: #497
• US rank: #9927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caldwell, TX
• Population (ZIP): 12,469

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Black 10% Two or more races 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.96%
• Current HPI: 187.5385
• 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

-6.1% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $155,000 BCSRMLS
• 2026-04-28 Listed $165,000 BCSRMLS
• 2004-05-07 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,799 · -1.6% YoY. Source: county tax records.