608 E Lee St · Rotan, TX 79546

$66,999

2 bd · 1.0 ba · 1,879 sqft · SingleFamily public records · 256 Days on market

Built 1950 10,497 sqft lot $36/sqft · 15% below area Est $79k · 15% under

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Why this score? — see what drove the A- 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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

JUST LISTED! Welcome to 608 E. Lee Street — a cozy and practical home in the heart of Rotan. This 2-bedroom, 2-bath residence offers comfortable living in a manageable package — perfect for first-time buyers, downsizers, or as an investment property. 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 property.

Key facts

• 0.24 acre lot
• Built 1950
• Listed 256 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,123 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: health & safety C-, schools D+, employment D.
• Rotan ISD (rural): math 50% / reading 50% proficiency, ranked #405 of 1,141 in TX (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $463 of loan paydown is wiped out by about $959 of value loss. Plan a longer hold.
• Fisher County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,959 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.55% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.30%
• DSCR: 1.81
• GRM: 5.4

CMA / ARV

• ARV (median comp): $78,689
• List price: $66,999
• Delta: -14.86%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 E Burnside St	0.29mi	3/2.0 (+1)	1,640 (-13%)	18mo	$32,500	$20	41
1106 E Mcarthur St	0.37mi	3/2.0 (+1)	2,112 (+12%)	15mo	$160,000	$76	41
504 E Beauregard	0.30mi	3/2.0 (+1)	1,642 (-13%)	22mo	$57,500	$35	37

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

Projected returns pro-forma

-1.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.64×
• Total profit: $11,940
• Equity at exit: $14,796

10-year hold

• IRR: 20.9%
• Equity multiple: 3.04×
• Total profit: $38,244
• Equity at exit: $14,393

Cash invested: $18,760 (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 79546

• Home prices YoY: -1.8%
• Active inventory: 17
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $286

Break-even live

Break-even rent $673

Max offer price $66,999

Occupancy floor 67%

Sensitivity live

Price	-10% $324	-5% $305	+0% $286	+5% $267	+10% $248
Rent	-10% $204	-5% $245	+0% $286	+5% $327	+10% $368
Rate	-1.0pp $320	-0.5pp $303	base $286	+0.5pp $269	+1.0pp $251

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $66,999 Active 256 DOM
2. 2026-06-21
   days on market $66,999 Active 255 DOM
3. 2026-06-18
   days on market $66,999 Active 253 DOM
4. 2026-06-17
   days on market $66,999 Active 252 DOM
5. 2026-06-16
   days on market $66,999 Active 251 DOM
6. 2026-06-15
   days on market $66,999 Active 250 DOM
7. 2026-06-15
   days on market $66,999 Active 249 DOM
8. 2026-06-13
   days on market $66,999 Active 248 DOM
9. 2026-06-12
   days on market $66,999 Active 247 DOM
10. 2026-06-09
    days on market $66,999 Active 244 DOM
11. 2026-06-08
    days on market $66,999 Active 243 DOM
12. 2026-06-08
    days on market $66,999 Active 242 DOM
13. 2026-06-05
    days on market $66,999 Active 240 DOM
14. 2026-06-03
    days on market $66,999 Active 238 DOM
15. 2026-06-02
    days on market $66,999 Active 237 DOM
16. 2026-06-01
    days on market $66,999 Active 236 DOM
17. 2026-05-31
    days on market $66,999 Active 235 DOM
18. 2025-10-08
    status Active 491-char remark

    Show marketing remark (491 chars)

    JUST LISTED! Welcome to 608 E. Lee Street — a cozy and practical home in the heart of Rotan. This 2-bedroom, 2-bath residence offers comfortable living in a manageable package — perfect for first-time buyers, downsizers, or as an investment property. 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 property.

19. 2025-10-06
    historical 491-char remark

    Show marketing remark (491 chars)

    JUST LISTED! Welcome to 608 E. Lee Street — a cozy and practical home in the heart of Rotan. This 2-bedroom, 2-bath residence offers comfortable living in a manageable package — perfect for first-time buyers, downsizers, or as an investment property. 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 property.

20. 2025-10-06
    listed $66,999 Active 491-char remark

    Show marketing remark (491 chars)

    JUST LISTED! Welcome to 608 E. Lee Street — a cozy and practical home in the heart of Rotan. This 2-bedroom, 2-bath residence offers comfortable living in a manageable package — perfect for first-time buyers, downsizers, or as an investment property. 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 property.

21. 2023-06-15
    soldstatus
22. 2023-02-22
    soldstatus
23. 2023-02-13
    soldstatus Closed 337-char remark

    Show marketing remark (337 chars)

    This home is spacious and ready for a new owner to make it what they want. This could be a great potential investment property or residence for someone looking to put in some work. This house is a cash only property. Serious inquiries only. To be sold AS IS. Buyer to verify all measurements, school district, square footage information.

24. 2023-01-21
    status Pending 337-char remark

    Show marketing remark (337 chars)

    This home is spacious and ready for a new owner to make it what they want. This could be a great potential investment property or residence for someone looking to put in some work. This house is a cash only property. Serious inquiries only. To be sold AS IS. Buyer to verify all measurements, school district, square footage information.

25. 2023-01-18
    historical Active Option Contract 337-char remark

    Show marketing remark (337 chars)

    This home is spacious and ready for a new owner to make it what they want. This could be a great potential investment property or residence for someone looking to put in some work. This house is a cash only property. Serious inquiries only. To be sold AS IS. Buyer to verify all measurements, school district, square footage information.

26. 2023-01-14
    listed $30,000 Active 337-char remark

    Show marketing remark (337 chars)

    This home is spacious and ready for a new owner to make it what they want. This could be a great potential investment property or residence for someone looking to put in some work. This house is a cash only property. Serious inquiries only. To be sold AS IS. Buyer to verify all measurements, school district, square footage information.

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $1,831 · $153/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 2/10 Low
• 🌡 Heat 7/10 Severe 5 d/yr ≥106°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,424
• − Mortgage interest: −$3,753
• − Property taxes: −$1,831
• − Insurance: −$335
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,949
• Taxable income: $2,568
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $2,817/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: Rotan ISD
• NCES district ID: 4838040
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $36,634
• Composite: 43.53/100
• National rank: #6447
• State rank: #405 of 1141 in TX

Livability — Rotan

• Score: 59/100
• State rank: #1123
• US rank: #19812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rotan, TX
• Population (ZIP): 1,662

Population outlook (Fisher County) Hauer SSP2

• Today (2025): 3,732 people
• By 2030: 3,677 · -1.5%
• By 2040: 3,556 · -4.7%
• By 2050: 3,469 · -7.0%
• By 2075: 3,429 · -8.1%
• By 2100: 3,196 · -14.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 39% Two or more races 19% Black 5%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Fisher

• 2024 margin: Solid R (+63.3) · D 18.0% · R 81.3%
• 2008→2024 swing: -41.1pp toward R · 2008: -22.2pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.0 2016: R+50.1 2012: R+35.8 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.43%
• Current HPI: 78.1423
• 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

+123.3% since first listed

9 events — show timeline

• 2025-10-08 Relisted — HARMLS
• 2025-10-06 Listed $66,999 HARMLS
• 2025-10-06 Listing Removed — HARMLS
• 2023-06-15 Sold (Public Records) — Public Records
• 2023-02-22 Sold (Public Records) — Public Records
• 2023-02-13 Sold (MLS) — NTREIS
• 2023-01-21 Pending — NTREIS
• 2023-01-18 Contingent — NTREIS
• 2023-01-14 Listed $30,000 NTREIS

Property tax history

+7.9%/yr

Latest (2025): $1,831 · +14.2% YoY. Source: county tax records.