401 Deerfield · West Livingston, TX 77351

$90,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 106 Days on market

Built 2023 3,798 sqft lot Est $105k · 14% under $25/mo HOA · 3% of rent

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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 +19.1/30.0
• ARV discount +14.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to the lake and enjoy easy living in this charming one-bed, one-bath home fully fenced with gated entrance just moments from Lake Livingston with neighborhood boat ramp & recreation area. The open layout welcomes you with natural light, while the kitchen comes ready to use with all the essentials including a dishwasher! The bedroom offers a restful retreat with closet & shelving. The bathroom is sleek with subway tile & a glass walled shower. Outdoors, the private patio invites you to sip coffee, host friends, or simply unwind in the fresh air. There’s ample parking for 3 vehicles plus a Boat! This property is being offered with a washer, dryer, refrigerator, complete kitchen appliances, has fiber optic internet available & SO MUCH MORE—request a list for all items that will convey, making it truly move-in ready! Whether you’re looking for a weekend getaway or low-maintenance full-time living, this lake-area retreat makes it easy to relax, recharge, and enjoy life by the water.

Key facts

• Fully fenced
• Gated entrance
• Open layout

Tags

• FULLY FENCED
• GATED ENTRANCE
• NEIGHBORHOOD BOAT RAMP
• RECREATION AREA
• OPEN LAYOUT
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.4% in West Livingston — 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timber Creek El (math 56% / reading 47%, grade C-, #808 of 4,322 statewide, top 19%, 522 students, 74% FRL); Livingston J H (math 30% / reading 32%, grade F, #1,015 of 1,662 statewide, top 62%, 893 students, 62% FRL); Livingston H S (math 35% / reading 46%, grade F, #798 of 1,632 statewide, top 49%, 1,128 students, 51% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 1202 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($67k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $14k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $105,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Terlingua	0.36mi	1/1.0	480 (0%)	13mo	$105,000	$219	72
458 Brackenridge	0.40mi	1/1.0	448 (-7%)	10mo	$54,900	$123	62

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-8,487
• Equity at exit: $13,419

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $501
• Equity at exit: $7,782

Cash invested: $25,200 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1202
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $911 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$38
• HOA: −$25
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $95

Break-even live

Break-even rent $790

Max offer price $90,000

Occupancy floor 85%

Sensitivity live

Price	-10% $146	-5% $121	+0% $95	+5% $70	+10% $45
Rent	-10% $24	-5% $60	+0% $95	+5% $131	+10% $167
Rate	-1.0pp $141	-0.5pp $118	base $95	+0.5pp $72	+1.0pp $48

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: waterinternetsecurity

Listing history 31 events

1. 2026-06-07
   statusdays on market $90,000 Pending 106 DOM
2. 2026-06-04
   days on market $90,000 Active 104 DOM
3. 2026-06-03
   days on market $90,000 Active 103 DOM
4. 2026-06-02
   days on market $90,000 Active 102 DOM
5. 2026-06-01
   days on market $90,000 Active 101 DOM
6. 2026-05-31
   days on market $90,000 Active 100 DOM
7. 2026-05-14
   price $90,000 1033-char remark

   Show marketing remark (1033 chars)

   Escape to the lake and enjoy easy living in this charming one-bed, one-bath home fully fenced with gated entrance just moments from Lake Livingston with neighborhood boat ramp & recreation area. The open layout welcomes you with natural light, while the kitchen comes ready to use with all the essentials including a dishwasher! The bedroom offers a restful retreat with closet & shelving. The bathroom is sleek with subway tile & a glass walled shower. Outdoors, the private patio invites you to sip coffee, host friends, or simply unwind in the fresh air. There’s ample parking for 3 vehicles plus a Boat! This property is being offered with a washer, dryer, refrigerator, complete kitchen appliances, has fiber optic internet available & SO MUCH MORE—request a list for all items that will convey, making it truly move-in ready! Whether you’re looking for a weekend getaway or low-maintenance full-time living, this lake-area retreat makes it easy to relax, recharge, and enjoy life by the water.

8. 2026-04-15
   price $98,990 1033-char remark

   Show marketing remark (1033 chars)

   Escape to the lake and enjoy easy living in this charming one-bed, one-bath home fully fenced with gated entrance just moments from Lake Livingston with neighborhood boat ramp & recreation area. The open layout welcomes you with natural light, while the kitchen comes ready to use with all the essentials including a dishwasher! The bedroom offers a restful retreat with closet & shelving. The bathroom is sleek with subway tile & a glass walled shower. Outdoors, the private patio invites you to sip coffee, host friends, or simply unwind in the fresh air. There’s ample parking for 3 vehicles plus a Boat! This property is being offered with a washer, dryer, refrigerator, complete kitchen appliances, has fiber optic internet available & SO MUCH MORE—request a list for all items that will convey, making it truly move-in ready! Whether you’re looking for a weekend getaway or low-maintenance full-time living, this lake-area retreat makes it easy to relax, recharge, and enjoy life by the water.

9. 2026-03-05
   price $99,990 1033-char remark

   Show marketing remark (1033 chars)

   Escape to the lake and enjoy easy living in this charming one-bed, one-bath home fully fenced with gated entrance just moments from Lake Livingston with neighborhood boat ramp & recreation area. The open layout welcomes you with natural light, while the kitchen comes ready to use with all the essentials including a dishwasher! The bedroom offers a restful retreat with closet & shelving. The bathroom is sleek with subway tile & a glass walled shower. Outdoors, the private patio invites you to sip coffee, host friends, or simply unwind in the fresh air. There’s ample parking for 3 vehicles plus a Boat! This property is being offered with a washer, dryer, refrigerator, complete kitchen appliances, has fiber optic internet available & SO MUCH MORE—request a list for all items that will convey, making it truly move-in ready! Whether you’re looking for a weekend getaway or low-maintenance full-time living, this lake-area retreat makes it easy to relax, recharge, and enjoy life by the water.

10. 2026-02-20
    listed $104,000 Active 1033-char remark

    Show marketing remark (1033 chars)

    Escape to the lake and enjoy easy living in this charming one-bed, one-bath home fully fenced with gated entrance just moments from Lake Livingston with neighborhood boat ramp & recreation area. The open layout welcomes you with natural light, while the kitchen comes ready to use with all the essentials including a dishwasher! The bedroom offers a restful retreat with closet & shelving. The bathroom is sleek with subway tile & a glass walled shower. Outdoors, the private patio invites you to sip coffee, host friends, or simply unwind in the fresh air. There’s ample parking for 3 vehicles plus a Boat! This property is being offered with a washer, dryer, refrigerator, complete kitchen appliances, has fiber optic internet available & SO MUCH MORE—request a list for all items that will convey, making it truly move-in ready! Whether you’re looking for a weekend getaway or low-maintenance full-time living, this lake-area retreat makes it easy to relax, recharge, and enjoy life by the water.

11. 2026-02-19
    historical
12. 2026-01-13
    price $105,000
13. 2025-11-01
    price $109,500
14. 2025-10-03
    listed $115,000 Active
15. 2024-08-29
    soldstatus
16. 2024-08-23
    soldstatus Sold
17. 2024-07-31
    status Pending
18. 2024-07-27
    status Option Pending
19. 2024-06-12
    price $77,499
20. 2024-03-30
    listed $84,999 Active
21. 2023-06-05
    soldstatus
22. 2023-05-30
    soldstatus Sold
23. 2023-03-24
    status Pending
24. 2023-03-20
    listed $75,000 Active
25. 2022-08-10
    soldstatus
26. 2022-08-09
    soldstatus Sold
27. 2022-07-17
    status Pending
28. 2022-07-13
    historical
29. 2022-07-12
    listed $52,000 Active
30. 2020-08-24
    soldstatus
31. 2005-08-01
    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: $1,073 · $89/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$574/yr (+$48/mo · 53.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $10,928
• − Mortgage interest: −$5,041
• − Property taxes: −$1,073
• − Insurance: −$450
• − Repairs & maintenance: −$874
• − Management: −$874
• − HOA: −$300
• − Depreciation: −$2,618
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,219/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

+73.1% since first listed

25 events — show timeline

• 2026-05-14 Price Changed $90,000 HARMLS
• 2026-04-15 Price Changed $98,990 HARMLS
• 2026-03-05 Price Changed $99,990 HARMLS
• 2026-02-20 Listed $104,000 HARMLS
• 2026-02-19 Listing Removed — HARMLS
• 2026-01-13 Price Changed $105,000 HARMLS
• 2025-11-01 Price Changed $109,500 HARMLS
• 2025-10-03 Listed $115,000 HARMLS
• 2024-08-29 Sold (Public Records) — Public Records
• 2024-08-23 Sold (MLS) — HARMLS
• 2024-07-31 Pending — HARMLS
• 2024-07-27 Pending — HARMLS
• 2024-06-12 Price Changed $77,499 HARMLS
• 2024-03-30 Listed $84,999 HARMLS
• 2023-06-05 Sold (Public Records) — Public Records
• 2023-05-30 Sold (MLS) — HARMLS
• 2023-03-24 Pending — HARMLS
• 2023-03-20 Listed $75,000 HARMLS
• 2022-08-10 Sold (Public Records) — Public Records
• 2022-08-09 Sold (MLS) — HARMLS
• 2022-07-17 Pending — HARMLS
• 2022-07-13 Listing Removed — HARMLS
• 2022-07-12 Listed $52,000 HARMLS
• 2020-08-24 Sold (Public Records) — Public Records
• 2005-08-01 Sold (Public Records) — Public Records

Property tax history

+55.8%/yr

Latest (2025): $1,073 · +245.1% YoY. Source: county tax records.