1006 N Fannin Ave · Cameron, TX 76520

$104,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 9 Days on market

7,405 sqft lot $62/sqft · 46% below area Est $193k · 46% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Investor Special – Tenant-Occupied Opportunity in Cameron, TX Don’t miss this income-producing opportunity in the growing community of Cameron! This tenant-occupied property is perfect for investors looking to expand their portfolio with immediate cash flow. The home is currently leased, offering a turnkey investment with an established tenant already in place. Whether you’re a seasoned investor or just getting started, this property offers great potential at an affordable price point. Please do not disturb tenant. Showings by appointment only.

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Listed 9 days

Property features AI

Finance

• HOA & community: Curbs in the community

Exterior

• Parking: Carport with 2 spaces
• Utilities: Electricity available; Public water; Public sewer; Public trash collection
• Home design: Single-story home; Resale property; Pillar/post/pier foundation; Metal roof; Lap siding exterior
• Construction: Built (year per assessor)
• Exterior features: Covered patio; Covered porch/patio; Back yard with chain link fencing; Corner lot; City lot with mature trees; Less than quarter-acre lot; City street frontage

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling units; Window heating unit
• Interior features: All bedrooms located on the main level; Ceiling fans; Eat-in kitchen
• Laundry & utility: Dedicated laundry room; Electric water heater

🏷️ Possibly a rental listed for sale. The $104,900 price doesn't fit this home's estimated sale value (~$193,113) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.2% 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; 1 comparable units currently listed for rent nearby; 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 $725 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $104,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.0

CMA / ARV

• ARV (median comp): $193,113
• List price: $104,900
• Delta: -45.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 N Central Ave	0.11mi	3/1.5	1,575 (-6%)	2mo	$65,000	$41	80
606 E 6th St	0.36mi	3/1.5	1,722 (+2%)	3mo	$250,000	$145	75
1506 Washington St	0.28mi	3/2.0	1,742 (+4%)	9mo	$407,340	$234	73
400 E 6th St	0.28mi	3/2.0	1,598 (-5%)	12mo	$169,000	$106	69
406 E 12th	0.17mi	2/1.0 (-1)	1,565 (-7%)	7mo	$155,000	$99	66
701 E 15th St	0.34mi	3/1.0	1,764 (+5%)	8mo	$150,000	$85	65
712 E 16th St	0.49mi	3/2.0	1,540 (-8%)	7mo	$230,000	$149	58
803 E 15th St	0.44mi	3/2.0	1,482 (-12%)	4mo	$140,000	$94	56
605 N Lee Ave	0.32mi	4/2.0 (+1)	1,728 (+3%)	24mo	$196,900	$114	56
1007 N Jackson Ave	0.44mi	3/1.0	1,464 (-13%)	2mo	$230,000	$157	52
1101 N Central Ave N	0.03mi	2/2.0 (-1)	1,917 (+14%)	22mo	$245,000	$128	52
1600 N Cleveland Ave	0.60mi	2/2.0 (-1)	1,580 (-6%)	11mo	$155,000	$98	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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,609
• Equity at exit: $15,641

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $32,037
• Equity at exit: $9,070

Cash invested: $29,372 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$214 /mo · $2,563/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $338

Break-even live

Break-even rent $1,022

Max offer price $104,900

Occupancy floor 72%

Sensitivity live

Price	-10% $397	-5% $368	+0% $338	+5% $308	+10% $279
Rent	-10% $224	-5% $281	+0% $338	+5% $395	+10% $453
Rate	-1.0pp $391	-0.5pp $365	base $338	+0.5pp $311	+1.0pp $283

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 E 7th St Cameron, TX	3.0	2.0	1200	$1,450	$1.21	9d	1	0.22mi

Listing history 8 events

1. 2026-05-08
   status Pending 571-char remark
2. 2026-05-05
   historical Active Under Contract 571-char remark
3. 2026-04-29
   listed $104,900 Active 571-char remark
4. 2025-03-19
   soldstatus
5. 2017-02-23
   soldstatus
6. 2015-03-27
   soldstatus
7. 2007-04-26
   soldstatus
8. 2001-08-24
   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: $2,563 · $214/mo
• Projected year-2 tax: $2,563 · $214/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: $17,400
• − Mortgage interest: −$5,876
• − Property taxes: −$2,563
• − Insurance: −$524
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,052
• Taxable income: $2,601
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,433/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

+0.0% since first listed

9 events — show timeline

• 2026-06-12 Sold (MLS) $104,900 CTXMLS
• 2026-05-08 Pending — CTXMLS
• 2026-05-05 Contingent — CTXMLS
• 2026-04-29 Listed $104,900 CTXMLS
• 2025-03-19 Sold (Public Records) — Public Records
• 2017-02-23 Sold (Public Records) — Public Records
• 2015-03-27 Sold (Public Records) — Public Records
• 2007-04-26 Sold (Public Records) — Public Records
• 2001-08-24 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,563 · +14.7% YoY. Source: county tax records.