803 S Burleson Ave · Cameron, TX 76520

$35,000

2 bd · 1.0 ba · 846 sqft · SingleFamily public records · 106 Days on market

Built 1945 6,900 sqft lot $41/sqft · 52% below area ↓ 12% since listing

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity in Cameron, TX! This home is being sold as is and is ready for a full renovation. Situated in a convenient central location, it offers a chance to rework the existing structure or completely reimagine the property to fit your vision. Whether you’re looking to restore the home, take on a major rehab project, or even start fresh with a new build, the possibilities are there. Ideal for investors, builders or buyers seeking a project. This property is also fully fenced in. Unlock the value and bring your plans to life in Cameron.

Key facts

• Fully fenced
• Central location
• Full renovation

Tags

• FULL RENOVATION
• CENTRAL LOCATION
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 2.9% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Ben Milam El (421 students, 81% FRL); Cameron Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 356 students, 73% FRL); Cameron Yoe H S (math 32% / reading 42%, grade F, #897 of 1,632 statewide, top 57%, 474 students, 69% FRL).
• Market conditions: 134 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $31,850 (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. Built in 1945 — 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 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?
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: 2.57% ✓
• Cap rate: 19.53%
• Cash-on-cash: 47.28%
• DSCR: 3.10
• GRM: 3.2

CMA / ARV

• ARV (median comp): $72,915
• List price: $35,000
• Delta: -52.00%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N Jefferson Ave	0.56mi	2/1.0	880 (+4%)	13mo	$150,000	$170	57

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: 44.7%
• Equity multiple: 2.94×
• Total profit: $18,983
• Equity at exit: $5,219

10-year hold

• IRR: 50.7%
• Equity multiple: 5.94×
• Total profit: $48,454
• Equity at exit: $3,026

Cash invested: $9,800 (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: 134
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $386

Break-even live

Break-even rent $410

Max offer price $35,000

Occupancy floor 52%

Sensitivity live

Price	-10% $406	-5% $396	+0% $386	+5% $376	+10% $366
Rent	-10% $315	-5% $351	+0% $386	+5% $422	+10% $457
Rate	-1.0pp $404	-0.5pp $395	base $386	+0.5pp $377	+1.0pp $368

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $35,000 Active 106 DOM
2. 2026-06-21
   days on market $35,000 Active 105 DOM
3. 2026-06-18
   days on market $35,000 Active 103 DOM
4. 2026-06-17
   days on market $35,000 Active 102 DOM
5. 2026-06-16
   days on market $35,000 Active 101 DOM
6. 2026-06-15
   days on market $35,000 Active 100 DOM
7. 2026-06-13
   days on market $35,000 Active 98 DOM
8. 2026-06-12
   days on market $35,000 Active 97 DOM
9. 2026-06-09
   days on market $35,000 Active 94 DOM
10. 2026-06-08
    days on market $35,000 Active 93 DOM
11. 2026-06-08
    days on market $35,000 Active 92 DOM
12. 2026-06-05
    days on market $35,000 Active 90 DOM
13. 2026-06-03
    days on market $35,000 Active 88 DOM
14. 2026-06-02
    days on market $35,000 Active 87 DOM
15. 2026-06-01
    days on market $35,000 Active 86 DOM
16. 2026-05-31
    days on market $35,000 Active 85 DOM
17. 2026-05-11
    price $35,000 549-char remark

    Show marketing remark (549 chars)

    Opportunity in Cameron, TX! This home is being sold as is and is ready for a full renovation. Situated in a convenient central location, it offers a chance to rework the existing structure or completely reimagine the property to fit your vision. Whether you’re looking to restore the home, take on a major rehab project, or even start fresh with a new build, the possibilities are there. Ideal for investors, builders or buyers seeking a project. This property is also fully fenced in. Unlock the value and bring your plans to life in Cameron.

18. 2026-03-07
    listed $40,000 Active 549-char remark

    Show marketing remark (549 chars)

    Opportunity in Cameron, TX! This home is being sold as is and is ready for a full renovation. Situated in a convenient central location, it offers a chance to rework the existing structure or completely reimagine the property to fit your vision. Whether you’re looking to restore the home, take on a major rehab project, or even start fresh with a new build, the possibilities are there. Ideal for investors, builders or buyers seeking a project. This property is also fully fenced in. Unlock the value and bring your plans to life in Cameron.

ⓘ 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: $1,505 · $125/mo
• Projected year-2 tax: $1,505 · $125/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 FEMA zone X · 0% 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: $10,779
• − Mortgage interest: −$1,961
• − Property taxes: −$1,505
• − Insurance: −$175
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$1,018
• Taxable income: $4,396
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $3,578/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

-12.5% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $35,000 BCSRMLS
• 2026-03-07 Listed $40,000 BCSRMLS

Property tax history

+19.6%/yr

Latest (2025): $1,505 · +958.8% YoY. Source: county tax records.