700 Cr 2316 · Rocky Mound, TX 75686

$147,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 305 Days on market

Built 1981 0.50 ac lot $128/sqft · 19% below area Est $181k · 19% under ↓ 8% since listing

---

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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming country home just minutes from Lake Bob Sandlin! Nestled on a quiet, low-maintenance half-acre lot, this peaceful retreat is surrounded by beautiful woods teeming with wildlife and glowing fireflies. Enjoy serene evenings on the cozy front porch and take in all the sights and sounds of nature. A perfect getaway or full-time residence in the heart of East Texas tranquility.

Key facts

• Half-acre lot
• Cozy front porch
• 0.5 acre lot

Tags

• HALF-ACRE LOT
• COZY FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 1.1% in Rocky Mound — 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 43/100 on livability (#1,576 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Pittsburg ISD (town): math 54% / reading 44% proficiency, ranked #216 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 313 active listings in the ZIP; 3 units permitted in Camp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Camp County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.21% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $181,302
• List price: $147,000
• Delta: -18.92%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $6,674
• Equity at exit: $21,918

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $44,998
• Equity at exit: $12,710

Cash invested: $41,160 (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 75686

• Home prices YoY: -21.6%
• Active inventory: 313
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $479

Break-even live

Break-even rent $1,170

Max offer price $147,000

Occupancy floor 68%

Sensitivity live

Price	-10% $562	-5% $521	+0% $479	+5% $438	+10% $396
Rent	-10% $339	-5% $409	+0% $479	+5% $549	+10% $620
Rate	-1.0pp $553	-0.5pp $517	base $479	+0.5pp $441	+1.0pp $402

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $147,000 Active 305 DOM
2. 2026-06-18
   days on market $147,000 Active 304 DOM
3. 2026-06-17
   days on market $147,000 Active 303 DOM
4. 2026-06-16
   days on market $147,000 Active 302 DOM
5. 2026-06-15
   days on market $147,000 Active 301 DOM
6. 2026-06-14
   days on market $147,000 Active 299 DOM
7. 2026-06-12
   days on market $147,000 Active 298 DOM
8. 2026-06-09
   days on market $147,000 Active 295 DOM
9. 2026-06-08
   days on market $147,000 Active 294 DOM
10. 2026-06-07
    days on market $147,000 Active 293 DOM
11. 2026-06-05
    days on market $147,000 Active 291 DOM
12. 2026-06-03
    days on market $147,000 Active 289 DOM
13. 2026-06-02
    days on market $147,000 Active 288 DOM
14. 2026-06-01
    days on market $147,000 Active 287 DOM
15. 2026-05-31
    days on market $147,000 Active 286 DOM
16. 2026-05-30
    days on market $147,000 Active 285 DOM
17. 2026-05-07
    price $147,000 384-char remark

    Show marketing remark (384 chars)

    Charming country home just minutes from Lake Bob Sandlin! Nestled on a quiet, low-maintenance half-acre lot, this peaceful retreat is surrounded by beautiful woods teeming with wildlife and glowing fireflies. Enjoy serene evenings on the cozy front porch and take in all the sights and sounds of nature. A perfect getaway or full-time residence in the heart of East Texas tranquility.

18. 2026-02-24
    status Active 384-char remark

    Show marketing remark (384 chars)

    Charming country home just minutes from Lake Bob Sandlin! Nestled on a quiet, low-maintenance half-acre lot, this peaceful retreat is surrounded by beautiful woods teeming with wildlife and glowing fireflies. Enjoy serene evenings on the cozy front porch and take in all the sights and sounds of nature. A perfect getaway or full-time residence in the heart of East Texas tranquility.

19. 2026-01-07
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Charming country home just minutes from Lake Bob Sandlin! Nestled on a quiet, low-maintenance half-acre lot, this peaceful retreat is surrounded by beautiful woods teeming with wildlife and glowing fireflies. Enjoy serene evenings on the cozy front porch and take in all the sights and sounds of nature. A perfect getaway or full-time residence in the heart of East Texas tranquility.

20. 2025-11-29
    price $150,000 384-char remark

    Show marketing remark (384 chars)

    Charming country home just minutes from Lake Bob Sandlin! Nestled on a quiet, low-maintenance half-acre lot, this peaceful retreat is surrounded by beautiful woods teeming with wildlife and glowing fireflies. Enjoy serene evenings on the cozy front porch and take in all the sights and sounds of nature. A perfect getaway or full-time residence in the heart of East Texas tranquility.

21. 2025-07-01
    listed $160,000 Active 384-char remark

    Show marketing remark (384 chars)

    Charming country home just minutes from Lake Bob Sandlin! Nestled on a quiet, low-maintenance half-acre lot, this peaceful retreat is surrounded by beautiful woods teeming with wildlife and glowing fireflies. Enjoy serene evenings on the cozy front porch and take in all the sights and sounds of nature. A perfect getaway or full-time residence in the heart of East Texas tranquility.

22. 2021-11-03
    soldstatus
23. 2007-01-19
    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: $1,109 · $92/mo
• Projected year-2 tax: $2,690 · $224/mo
• Expected delta: +$1,581/yr (+$132/mo · 142.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,323
• − Mortgage interest: −$8,234
• − Property taxes: −$1,109
• − Insurance: −$735
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,276
• Taxable income: $3,557
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $4,897/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: Pittsburg ISD
• NCES district ID: 4835010
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $38,136
• Composite: 40.87/100
• National rank: #3627
• State rank: #216 of 826 in TX

Livability — Rocky Mound

• Score: 43/100
• State rank: #1576
• US rank: #26922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocky Mound, TX
• Population (ZIP): 13,427

Population outlook (Camp County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,741 · +2.5%
• By 2040: 14,436 · +7.7%
• By 2050: 15,135 · +12.9%
• By 2075: 16,836 · +25.6%
• By 2100: 17,582 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 16% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 1% Scottish 1% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Dominican Republic
• Languages at home: 79% English-only · Spanish 20% Vietnamese 1%

Political lean MEDSL · Camp

• 2024 margin: Solid R (+53.6) · D 22.9% · R 76.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -23.3pp · 2024: -53.6pp
• All cycles: 2024: R+53.6 2020: R+44.1 2016: R+42.7 2012: R+33.5 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.12%
• Current HPI: 181.5522
• 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

-8.1% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $147,000 GTAR
• 2026-02-24 Relisted — GTAR
• 2026-01-07 Pending — GTAR
• 2025-11-29 Price Changed $150,000 GTAR
• 2025-07-01 Listed $160,000 GTAR
• 2021-11-03 Sold (Public Records) — Public Records
• 2007-01-19 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,109 · +0.0% YoY. Source: county tax records.