11025 La Paloma Loop West · Salado, TX 76571

$465,000

4 bd · 2.5 ba · 1,912 sqft · SingleFamily public records · 37 Days on market

Built 2016 0.52 ac lot $243/sqft · 17% below area Est $560k · 17% under $15/mo HOA

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 2016

Property features AI

Finance

• HOA & community: Located in a community with an HOA (La Paloma); Annual HOA fee of $175; Community features include curbs and gutters

Exterior

• Parking: 2-car garage; Garage faces side
• Utilities: Public water; Public sewer (also notes septic tank / not connected at lot listed); Electric service
• Home design: Single-story home; Faces west; Resale property; Slab foundation
• Construction: Brick and masonry construction; Composition shingle roof; Built according to assessor records
• Exterior features: Covered patio; Patio and porch (covered); Porch; Fire pit; Private yard; Back yard fencing with gate; Picket and privacy wood fencing; Sprinklers in front and rear (automatic/in-ground); Level, open lot; Outside city limits; Roads are paved/asphalt

Interior

• Kitchen: Down draft; Dishwasher; Electric cooktop; Exhaust fan; Oven; Range hood; Disposal; Microwave; Stone/granite counters; Custom cabinets; Pantry; Kitchen open to family and dining areas; Breakfast bar
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Double vanities; Garden/roman tub and soaking tub; Separate shower
• Heating & cooling: Central heating and cooling; Electric heating and cooling; Heat pump; Fireplace(s) providing supplementary heat; One cooling unit
• Interior features: All bedrooms on the main level; Breakfast bar; Built-in features; Ceiling fans; Double vanities; Garden/roman tub; High ceilings; His and hers closets; Multiple closets; Open floorplan; Stone counters; Split bedroom layout; Soaking tub; Separate shower; Walk-in closets; WaterSense fixtures; Custom cabinets; Granite counters; Kitchen/family room combo; Kitchen/dining combo; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (24.7% below list).
• Recommended offer: $350k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.4% in Salado — 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 75/100 on livability (#153 in TX, #4,224 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Salado ISD (rural): math 44% / reading 51% proficiency, ranked #164 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salado Middle (math 50% / reading 48%, grade C-, #378 of 1,662 statewide, top 23%, 591 students, 28% FRL); Salado H S (math 42% / reading 62%, grade D+, #447 of 1,632 statewide, top 29%, 716 students, 22% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 502 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.1

CMA / ARV

• ARV (median comp): $559,567
• List price: $465,000
• Delta: -16.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6321 Beau Allen Ct	0.68mi	3/2.0 (-1)	1,853 (-3%)	14mo	$495,000	$267	44
4036 Aerie St	0.58mi	4/2.0	2,125 (+11%)	23mo	$510,000	$240	33

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: -24.9%
• Equity multiple: 0.15×
• Total profit: $-110,404
• Equity at exit: $69,333

10-year hold

• IRR: -20.7%
• Equity multiple: -0.08×
• Total profit: $-140,952
• Equity at exit: $40,205

Cash invested: $130,200 (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 76571

• Home prices YoY: -23.3%
• Active inventory: 502
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$670 /mo · $8,039/yr
• Insurance: −$194
• HOA: −$15
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-552

Break-even live

Break-even rent $4,199

Max offer price $367,450

Occupancy floor —

Sensitivity live

Price	-10% $-289	-5% $-421	+0% $-552	+5% $-684	+10% $-815
Rent	-10% $-829	-5% $-690	+0% $-552	+5% $-414	+10% $-276
Rate	-1.0pp $-318	-0.5pp $-434	base $-552	+0.5pp $-673	+1.0pp $-795

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4848 FM 2484 Salado, TX	5.0	3.0	1823	$3,500	$1.92	23d	1	0.36mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 22 events

1. 2026-06-22
   days on market $465,000 Active 37 DOM
2. 2026-06-18
   days on market $465,000 Active 34 DOM
3. 2026-06-17
   days on market $465,000 Active 33 DOM
4. 2026-06-16
   days on market $465,000 Active 32 DOM
5. 2026-06-15
   days on market $465,000 Active 31 DOM
6. 2026-06-14
   days on market $465,000 Active 29 DOM
7. 2026-06-13
   days on market $465,000 Active 28 DOM
8. 2026-06-10
   days on market $465,000 Active 26 DOM
9. 2026-06-09
   days on market $465,000 Active 25 DOM
10. 2026-06-08
    days on market $465,000 Active 24 DOM
11. 2026-06-07
    days on market $465,000 Active 23 DOM
12. 2026-06-03
    days on market $465,000 Active 19 DOM
13. 2026-06-02
    days on market $465,000 Active 18 DOM
14. 2026-06-01
    days on market $465,000 Active 17 DOM
15. 2026-05-31
    days on market $465,000 Active 16 DOM
16. 2026-05-30
    days on market $465,000 Active 15 DOM
17. 2026-05-13
    listed $465,000 Active
18. 2020-05-19
    soldstatus
19. 2020-05-06
    status Pending
20. 2020-05-03
    price $318,000
21. 2020-04-25
    listed $320,000 Active
22. 2015-12-01
    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: $8,039 · $670/mo
• Projected year-2 tax: $8,510 · $709/mo
• Expected delta: +$470/yr (+$39/mo · 5.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$26,047
• − Property taxes: −$8,039
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$180
• − Depreciation: −$13,527
• Taxable loss: −$14,839
• Est. tax savings @ 24.0%: +$3,561
• After-tax cash flow: $-3,065/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: Salado ISD
• NCES district ID: 4838580
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $79,906
• Composite: 43.55/100
• National rank: #2983
• State rank: #164 of 826 in TX

Livability — Salado

• Score: 75/100
• State rank: #153
• US rank: #4224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,454

Population outlook (Bell County) Hauer SSP2

• Today (2025): 371,114 people
• By 2030: 389,104 · +4.8%
• By 2040: 420,592 · +13.3%
• By 2050: 447,779 · +20.7%
• By 2075: 499,130 · +34.5%
• By 2100: 505,680 · +36.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Bell

• 2024 margin: R (+16.2) · D 41.3% · R 57.6% · Other 1.1%
• 2008→2024 swing: -6.5pp toward R · 2008: -9.8pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+8.5 2016: R+15.1 2012: R+16.4 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.95%
• Current HPI: 200.4704
• 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

+45.3% since first listed

6 events — show timeline

• 2026-05-13 Listed $465,000 CTXMLS
• 2020-05-19 Sold (Public Records) — Public Records
• 2020-05-06 Pending — CTXMLS
• 2020-05-03 Price Changed $318,000 CTXMLS
• 2020-04-25 Listed $320,000 CTXMLS
• 2015-12-01 Sold (Public Records) — Public Records

Property tax history

+30.3%/yr

Latest (2026): $8,039 · +5.2% YoY. Source: county tax records.