604 Avenue K · Ralls, TX 79357

$25,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 1 Days on market

Built 1940 7,000 sqft lot

---

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
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This 2 bedroom, 1 bath home offers 650 square feet of functional living space and is full of potential. The property features a simple, efficient layout with an open living and kitchen area, and abundant natural light. The exterior showcases a distinctive color palette with a welcoming front entry. Situated on a spacious lot, there's ample room for outdoor improvements, landscaping, or future enhancements. This property presents a great opportunity for buyers looking to personalize a home or add to their investment portfolio. Schedule your showing today to explore the possibilities this property has to offer.

Key facts

• 7,000 sq ft lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: No specific utility provider details listed
• Home design: Single-family residence; Residential property
• Construction: Stucco exterior; Slab foundation; Composition roof; Built area approximately 650 square feet
• Exterior features: Exterior lighting; Gravel road access; Unimproved road frontage

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans (also listed under cooling); Wall/window air conditioning units; Heating present (other type)
• Interior features: Ceiling fans
• Laundry & utility: No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $25k).

Location & tenants

• Location reads 65/100 on livability (#685 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Ralls ISD (rural): math 23% / reading 26% proficiency, ranked #728 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ralls El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 192 students, 88% FRL); Ralls Middle (math 27% / reading 27%, grade F, #1,177 of 1,662 statewide, top 72%, 108 students, 79% FRL); Ralls H S (math 5% / reading 15%, grade F, #1,566 of 1,632 statewide, top 97%, 153 students, 75% FRL).
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $919 of equity ($173 loan paydown + $746 appreciation (3.0% local appreciation)).
• Crosby County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
5. 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.
6. 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: 3.73% ✓
• Cap rate: 33.68%
• Cash-on-cash: 97.82%
• DSCR: 5.35
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.62×
• Total profit: $39,340
• Equity at exit: $11,217

10-year hold

• IRR: —
• Equity multiple: 13.74×
• Total profit: $89,161
• Equity at exit: $17,268

Cash invested: $7,000 (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 79357

• Home prices YoY: 3.2%
• Active inventory: 19
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $571

Break-even live

Break-even rent $210

Max offer price $25,000

Occupancy floor 34%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-05-04
   listed $25,000 Active

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $458 · $38/mo
• Expected delta: +$168/yr (+$14/mo · 58.3%)

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

Taxation est. · year 1

• Rental income: $11,183
• − Mortgage interest: −$1,400
• − Property taxes: −$289
• − Insurance: −$125
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$727
• Taxable income: $6,852
• Est. tax owed @ 24.0%: −$1,644
• After-tax cash flow: $5,203/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: Ralls ISD
• NCES district ID: 4836390
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 26% ▼ -1.00%
• Median HH income: $35,203
• Composite: 20.23/100
• National rank: #8626
• State rank: #728 of 826 in TX

Livability — Ralls

• Score: 65/100
• State rank: #685
• US rank: #12805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ralls, TX
• Population (ZIP): 1,883

Population outlook (Crosby County) Hauer SSP2

• Today (2025): 5,795 people
• By 2030: 5,626 · -2.9%
• By 2040: 5,198 · -10.3%
• By 2050: 4,696 · -19.0%
• By 2075: 3,250 · -43.9%
• By 2100: 2,123 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 46% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 4% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 67% English-only · Spanish 33%

Political lean MEDSL · Crosby

• 2024 margin: Solid R (+51.3) · D 24.0% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.1pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+44.5 2016: R+41.6 2012: R+27.6 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.98%
• Current HPI: 95.4996
• 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

2 events — show timeline

• 2026-05-05 Pending — LARMLS
• 2026-05-04 Listed $25,000 LARMLS

Property tax history

+3.1%/yr

Latest (2025): $289 · +68.2% YoY. Source: county tax records.