501 E 6th St · Cameron, TX 76520

$19,000

3 bd · 2.0 ba · 2,499 sqft · SingleFamily public records · 1 Days on market

Built 1919 0.52 ac lot

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Authentic 102-year-old home with tons of charm! Built in 1919, with classic features and 2499 square feet of living space. Home has original hardwood floors, architectural details, bead board, shiplap, door casings, base boards, windows, doors and custom built-ins that accent the original character of a historic home. Spacious house offers three bedrooms, three full bathrooms and plenty of space to entertain on over a half-acre corner lot. Enjoy outdoor living in the large backyard, shaded with huge trees. Property includes a triple carport and an outbuilding.

Key facts

• 0.52 acre lot
• 3 parking spots
• Built 1919

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached carport; Carport for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1919; Pillar/post/pier foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Subdivision lot; Lot approximately 0.516 acre

Interior

• Bedrooms: Two first-floor bedrooms; Primary bedroom on second floor
• Bathrooms: 2 full bathrooms
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Cap rate 70.3% vs local median 3.6% in Cameron — 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 64/100 on livability (#812 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Cameron ISD (rural): math 44% / reading 44% proficiency, ranked #312 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 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 $131 of loan paydown is wiped out by about $570 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,000

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 7.63% ✓
• Cap rate: 70.30%
• Cash-on-cash: 228.59%
• DSCR: 11.17
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $497,301
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 E 14th St	0.53mi	3/2.5	2,400 (-4%)	1mo	$352,000	$147	66
507 E 1st St	0.27mi	3/2.0	2,200 (-12%)	2mo	$193,500	$88	66
1508 Washington St	0.51mi	4/3.0 (+1)	2,403 (-4%)	6mo	$446,410	$186	55
1518 Washington St	0.52mi	4/2.0 (+1)	2,271 (-9%)	7mo	$459,990	$203	50
1500 Washington St	0.48mi	4/2.0 (+1)	2,271 (-9%)	9mo	$455,340	$201	50
1510 Washington St	0.51mi	4/2.0 (+1)	2,271 (-9%)	9mo	$452,340	$199	48

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: —
• Equity multiple: 12.56×
• Total profit: $61,487
• Equity at exit: $2,833

10-year hold

• IRR: —
• Equity multiple: 26.70×
• Total profit: $136,741
• Equity at exit: $1,643

Cash invested: $5,320 (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 76520

• Home prices YoY: -31.4%
• Active inventory: 133
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$100
• Tax est. 1.5%: −$24 /mo · $285/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $1,013

Break-even live

Break-even rent $166

Max offer price $19,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,027	-5% $1,020	+0% $1,013	+5% $1,007	+10% $1,000
Rent	-10% $899	-5% $956	+0% $1,013	+5% $1,071	+10% $1,128
Rate	-1.0pp $1,023	-0.5pp $1,018	base $1,013	+0.5pp $1,008	+1.0pp $1,003

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-08
   remarks 172-char remark
2. 2026-06-08
   listed $19,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $17,388
• − Mortgage interest: −$1,064
• − Property taxes: −$285
• − Insurance: −$95
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$553
• Taxable income: $12,609
• Est. tax owed @ 24.0%: −$3,026
• After-tax cash flow: $9,135/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: Cameron ISD
• NCES district ID: 4812640
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $37,973
• Composite: 36.67/100
• National rank: #4611
• State rank: #312 of 826 in TX

Livability — Cameron

• Score: 64/100
• State rank: #812
• US rank: #14747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron, TX
• Population (ZIP): 8,098

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Hispanic / Latino 32% Black 18% Two or more races 11%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Portuguese 2% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 79% English-only · Spanish 20%

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: ▼ -76.27%
• Current HPI: 167.0164
• 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

-90.1% since first listed

25 events — show timeline

• 2026-06-06 Pending — HARMLS
• 2026-06-05 Listed $19,000 HARMLS
• 2026-04-07 Sold (Public Records) — Public Records
• 2026-02-24 Price Changed — Unlock MLS
• 2026-02-22 Price Changed — Unlock MLS
• 2026-02-13 Price Changed — Unlock MLS
• 2026-01-15 Price Changed — Unlock MLS
• 2025-12-02 Price Changed — Unlock MLS
• 2025-09-04 Price Changed — Unlock MLS
• 2025-06-10 Price Changed — Unlock MLS
• 2025-05-22 Price Changed — Unlock MLS
• 2025-03-29 Price Changed — Unlock MLS
• 2025-03-11 Listed — Unlock MLS
• 2022-05-09 Sold (Public Records) — Public Records
• 2022-05-09 Sold (MLS) — Unlock MLS
• 2022-04-05 Pending — Unlock MLS
• 2022-03-01 Listed $192,500 CTXMLS
• 2022-03-01 Listed $192,500 Unlock MLS
• 2021-12-14 Listing Removed — CTXMLS
• 2021-11-16 Relisted — Unlock MLS
• 2021-11-16 Price Changed — Unlock MLS
• 2021-10-04 Pending — Unlock MLS
• 2021-09-28 Listed $192,500 CTXMLS
• 2021-09-28 Listed — Unlock MLS
• 2003-08-28 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,029 · +5.2% YoY. Source: county tax records.