410 Hazel Ave · Rockdale, TX 76567

$84,900

3 bd · 1.5 ba · 906 sqft · SingleFamily public records · 66 Days on market

Built 1955 7,840 sqft lot $94/sqft · 38% below area Est $136k · 38% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +7.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet living just outside of downtown Rockdale, great opportunity for investor looking for a fix and flip or fix and have rental income to add to their portfolio, would also be perfect for the handy owner occupant that's looking for a property to update it to their liking, 3 bed 1.5 baths with separate dining area, front and rear covered porch, huge back yard with mature trees, no neighbors behind house, corner lot, no HOA, low tax rate, small town living but less than an hour to all that Austin has to offer.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $9 ($104/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% in Rockdale — 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 60/100 on livability (#1,040 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Rockdale ISD (town): math 40% / reading 43% proficiency, ranked #395 of 826 in TX (top 48%) — 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: 161 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 77 units permitted in Milam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $125/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.33% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 6.3

CMA / ARV

• ARV (median comp): $136,153
• List price: $84,900
• Delta: -37.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
641 Williams Ave	0.26mi	3/1.0	912 (+1%)	8mo	$65,000	$71	78
633 Rice St	0.52mi	3/1.0	904 (-0%)	13mo	$189,990	$210	63
519 Evelyn St	0.29mi	2/1.0 (-1)	832 (-8%)	12mo	$125,000	$150	55
836 W Bell Ave	0.58mi	2/1.0 (-1)	840 (-7%)	2mo	$129,950	$155	52

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-13,006
• Equity at exit: $12,659

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-9,808
• Equity at exit: $7,341

Cash invested: $23,772 (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 76567

• Home prices YoY: -12.9%
• Active inventory: 161
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$276 /mo · $3,312/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $9

Break-even live

Break-even rent $1,116

Max offer price $84,900

Occupancy floor 94%

Sensitivity live

Price	-10% $57	-5% $33	+0% $9	+5% $-15	+10% $-39
Rent	-10% $-80	-5% $-36	+0% $9	+5% $53	+10% $98
Rate	-1.0pp $51	-0.5pp $30	base $9	+0.5pp $-13	+1.0pp $-36

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Scarbrough St Rockdale, TX	2.0	1.0	904	$1,050	$1.16	2d	1	0.20mi
313 Mary St Rockdale, TX	3.0	1.0	902	$1,375	$1.52	44d	1	0.57mi
1116 E Cameron Ave Rockdale, TX	2.0	1.0	872	$1,275	$1.46	2d	1	1.16mi
302 Calhoun Dr Unit 2 Rockdale, TX	2.0	1.0	648	$800	$1.23	2d	1	1.40mi

Listing history 25 events

1. 2026-06-21
   days on market $84,900 Active 66 DOM
2. 2026-06-18
   days on market $84,900 Active 64 DOM
3. 2026-06-17
   days on market $84,900 Active 63 DOM
4. 2026-06-16
   days on market $84,900 Active 62 DOM
5. 2026-06-15
   days on market $84,900 Active 61 DOM
6. 2026-06-15
   days on market $84,900 Active 60 DOM
7. 2026-06-13
   days on market $84,900 Active 59 DOM
8. 2026-06-12
   days on market $84,900 Active 58 DOM
9. 2026-06-10
   days on market $84,900 Active 55 DOM
10. 2026-06-08
    days on market $84,900 Active 54 DOM
11. 2026-06-08
    days on market $84,900 Active 53 DOM
12. 2026-06-07
    days on market $84,900 Active 52 DOM
13. 2026-06-03
    days on market $84,900 Active 49 DOM
14. 2026-06-02
    days on market $84,900 Active 48 DOM
15. 2026-06-01
    days on market $84,900 Active 47 DOM
16. 2026-05-31
    days on market $84,900 Active 46 DOM
17. 2026-04-15
    listed $94,900 Active 514-char remark

    Show marketing remark (514 chars)

    Quiet living just outside of downtown Rockdale, great opportunity for investor looking for a fix and flip or fix and have rental income to add to their portfolio, would also be perfect for the handy owner occupant that's looking for a property to update it to their liking, 3 bed 1.5 baths with separate dining area, front and rear covered porch, huge back yard with mature trees, no neighbors behind house, corner lot, no HOA, low tax rate, small town living but less than an hour to all that Austin has to offer.

18. 2021-08-09
    soldstatus
19. 2006-11-20
    soldstatus
20. 2006-11-20
    soldstatus
21. 2006-11-15
    soldstatus 123-char remark

    Show marketing remark (123 chars)

    Cute home. Paneled on inside. Bathroom updated with ceramic flooring. Small storage building in backyard. Restrictions: Yes

22. 2006-05-09
    listed $50,000 123-char remark

    Show marketing remark (123 chars)

    Cute home. Paneled on inside. Bathroom updated with ceramic flooring. Small storage building in backyard. Restrictions: Yes

23. 2002-10-21
    soldstatus
24. 2002-10-18
    soldstatus
25. 2002-08-19
    listed $40,000

ⓘ 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: $3,312 · $276/mo
• Projected year-2 tax: $3,312 · $276/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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $13,526
• − Mortgage interest: −$4,756
• − Property taxes: −$3,312
• − Insurance: −$1,927
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,470
• Taxable loss: −$1,102
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $369/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: Rockdale ISD
• NCES district ID: 4837590
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $38,586
• Composite: 34.64/100
• National rank: #5147
• State rank: #395 of 826 in TX

Livability — Rockdale

• Score: 60/100
• State rank: #1040
• US rank: #18508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockdale, TX
• Population (ZIP): 8,457

Population outlook (Milam County) Hauer SSP2

• Today (2025): 24,051 people
• By 2030: 23,613 · -1.8%
• By 2040: 22,693 · -5.6%
• By 2050: 21,879 · -9.0%
• By 2075: 20,974 · -12.8%
• By 2100: 19,414 · -19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 21% Korean 1%

Political lean MEDSL · Milam

• 2024 margin: Solid R (+57.3) · D 21.0% · R 78.3%
• 2008→2024 swing: -31.3pp toward R · 2008: -26.0pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+51.9 2016: R+49.9 2012: R+34.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.12%
• Current HPI: 217.5536
• 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

+137.2% since first listed

9 events — show timeline

• 2026-04-15 Listed $94,900 Unlock MLS
• 2021-08-09 Sold (Public Records) — Public Records
• 2006-11-20 Sold (Public Records) — Public Records
• 2006-11-20 Sold (Public Records) — Public Records
• 2006-11-15 Sold (MLS) — Unlock MLS
• 2006-05-09 Listed $50,000 Unlock MLS
• 2002-10-21 Sold (Public Records) — Public Records
• 2002-10-18 Sold (MLS) — Unlock MLS
• 2002-08-19 Listed $40,000 Unlock MLS

Property tax history

+14.3%/yr

Latest (2025): $3,312 · +10.4% YoY. Source: county tax records.