834 W Bell Ave · Rockdale, TX 76567

$60,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 374 Days on market

Built 1983 6,534 sqft lot $49/sqft · 32% below area Est $88k · 32% under ↓ 33% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITIES with this lot/property. This could be a potential lease property for your investment needs or a perfect fixer upper home for your family. (THERE IS AN OPTION TO COMBINE THE NEIGHBORING PROPERTY AT 836 W BELL FOR A NEGOTIATED PRICE. .. .TOTAL LOT SIZE WITH THE TWO IS 0.272 ACRES)

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 3.6% in Rockdale — 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 60/100 on livability (#1,040 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Rockdale ISD (town): math 40% / reading 43% proficiency, ranked #395 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 374 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 D-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. 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?
6. 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.
7. 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.
8. 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: 2.27% ✓
• Cap rate: 19.60%
• Cash-on-cash: 47.52%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (median comp): $88,043
• List price: $60,000
• Delta: -31.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.9%
• Equity multiple: 2.94×
• Total profit: $32,668
• Equity at exit: $8,946

10-year hold

• IRR: 50.8%
• Equity multiple: 5.95×
• Total profit: $83,078
• Equity at exit: $5,188

Cash invested: $16,800 (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 76567

• Home prices YoY: -12.9%
• Active inventory: 161
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $665

Break-even live

Break-even rent $518

Max offer price $60,000

Occupancy floor 46%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Mary St Rockdale, TX	3.0	1.0	902	$1,375	$1.52	43d	1	0.06mi
622 Scarbrough St Rockdale, TX	2.0	1.0	904	$1,050	$1.16	1d	1	0.61mi
823 Hickory St Rockdale, TX	3.0	2.0	1244	$1,650	$1.33	43d	1	0.96mi
1116 E Cameron Ave Rockdale, TX	2.0	1.0	872	$1,275	$1.46	1d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $60,000 Active 374 DOM
2. 2026-06-17
   days on market $60,000 Active 373 DOM
3. 2026-06-16
   days on market $60,000 Active 372 DOM
4. 2026-06-15
   days on market $60,000 Active 371 DOM
5. 2026-06-15
   days on market $60,000 Active 370 DOM
6. 2026-06-13
   days on market $60,000 Active 369 DOM
7. 2026-06-12
   days on market $60,000 Active 368 DOM
8. 2026-06-09
   days on market $60,000 Active 365 DOM
9. 2026-06-08
   days on market $60,000 Active 364 DOM
10. 2026-06-08
    days on market $60,000 Active 363 DOM
11. 2026-06-07
    days on market $60,000 Active 362 DOM
12. 2026-06-03
    days on market $60,000 Active 359 DOM
13. 2026-06-02
    days on market $60,000 Active 358 DOM
14. 2026-06-01
    days on market $60,000 Active 357 DOM
15. 2026-05-31
    days on market $60,000 Active 356 DOM
16. 2025-12-02
    price $60,000 310-char remark

    Show marketing remark (310 chars)

    GREAT INVESTMENT OPPORTUNITIES with this lot/property. This could be a potential lease property for your investment needs or a perfect fixer upper home for your family. (THERE IS AN OPTION TO COMBINE THE NEIGHBORING PROPERTY AT 836 W BELL FOR A NEGOTIATED PRICE. .. .TOTAL LOT SIZE WITH THE TWO IS 0.272 ACRES)

17. 2025-06-09
    listed $90,000 Active 310-char remark

    Show marketing remark (310 chars)

    GREAT INVESTMENT OPPORTUNITIES with this lot/property. This could be a potential lease property for your investment needs or a perfect fixer upper home for your family. (THERE IS AN OPTION TO COMBINE THE NEIGHBORING PROPERTY AT 836 W BELL FOR A NEGOTIATED PRICE. .. .TOTAL LOT SIZE WITH THE TWO IS 0.272 ACRES)

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$267/yr (+$22/mo · 32.1%)

ⓘ 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: $16,317
• − Mortgage interest: −$3,361
• − Property taxes: −$831
• − Insurance: −$300
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,745
• Taxable income: $7,469
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $6,191/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: Rockdale ISD
• NCES district ID: 4837590
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $38,586
• Composite: 34.64/100
• National rank: #5147
• State rank: #395 of 826 in TX

Livability — Rockdale

• Score: 60/100
• State rank: #1040
• US rank: #18508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockdale, TX
• Population (ZIP): 8,457

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 21% Korean 1%

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: ▼ -32.12%
• Current HPI: 217.5536
• 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

-33.3% since first listed

2 events — show timeline

• 2025-12-02 Price Changed $60,000 Unlock MLS
• 2025-06-09 Listed $90,000 Unlock MLS

Property tax history

+1.0%/yr

Latest (2025): $831 · -7.6% YoY. Source: county tax records.