808 N Garfield Ave · Rotan, TX 79546

$14,900

2 bd · 1.0 ba · 608 sqft · SingleFamily public records · 85 Days on market

Built 1950 7,013 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Gem in the rough. Handyman special. Extremely reasonable price for this fixer upper. Bring your decorating ideas now. Convenient in town location. Just a short distance to shopping and amenities. This property offers tremendous upside potential for the right buyer. Only seller time constraints makes this property available.

Key facts

• In town location
• 7,013 sq ft lot
• Built 1950

Tags

• IN TOWN LOCATION
• SHORT DISTANCE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($821 rent vs $15k).
• Recommended offer: $14k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,123 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: health & safety C-, schools D+, employment D.
• Rotan ISD (rural): math 50% / reading 50% proficiency, ranked #405 of 1,141 in TX (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $103 of loan paydown is wiped out by about $213 of value loss. Plan a longer hold.
• Fisher County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.51% ✓
• Cap rate: 50.98%
• Cash-on-cash: 159.60%
• DSCR: 8.10
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.13×
• Total profit: $33,938
• Equity at exit: $3,291

10-year hold

• IRR: —
• Equity multiple: 19.22×
• Total profit: $76,011
• Equity at exit: $3,201

Cash invested: $4,172 (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 79546

• Home prices YoY: -1.8%
• Active inventory: 17
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $821 medium
• Mortgage (P&I): −$78
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $555

Break-even live

Break-even rent $119

Max offer price $14,900

Occupancy floor 27%

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $14,900 Active 85 DOM
2. 2026-06-17
   days on market $14,900 Active 84 DOM
3. 2026-06-16
   days on market $14,900 Active 83 DOM
4. 2026-06-15
   days on market $14,900 Active 82 DOM
5. 2026-06-15
   days on market $14,900 Active 81 DOM
6. 2026-06-13
   days on market $14,900 Active 80 DOM
7. 2026-06-12
   days on market $14,900 Active 79 DOM
8. 2026-06-09
   days on market $14,900 Active 76 DOM
9. 2026-06-08
   days on market $14,900 Active 75 DOM
10. 2026-06-08
    days on market $14,900 Active 74 DOM
11. 2026-06-05
    days on market $14,900 Active 72 DOM
12. 2026-06-03
    days on market $14,900 Active 70 DOM
13. 2026-06-02
    days on market $14,900 Active 69 DOM
14. 2026-06-01
    days on market $14,900 Active 68 DOM
15. 2026-05-31
    days on market $14,900 Active 67 DOM
16. 2026-03-25
    listed $14,900 Active 325-char remark

    Show marketing remark (325 chars)

    Gem in the rough. Handyman special. Extremely reasonable price for this fixer upper. Bring your decorating ideas now. Convenient in town location. Just a short distance to shopping and amenities. This property offers tremendous upside potential for the right buyer. Only seller time constraints makes this property available.

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $273 · $23/mo
• Expected delta: +$157/yr (+$13/mo · 135.1%)

ⓘ 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 5 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,857
• − Mortgage interest: −$835
• − Property taxes: −$116
• − Insurance: −$74
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$433
• Taxable income: $6,821
• Est. tax owed @ 24.0%: −$1,637
• After-tax cash flow: $5,022/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: Rotan ISD
• NCES district ID: 4838040
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $36,634
• Composite: 43.53/100
• National rank: #6447
• State rank: #405 of 1141 in TX

Livability — Rotan

• Score: 59/100
• State rank: #1123
• US rank: #19812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rotan, TX
• Population (ZIP): 1,662

Population outlook (Fisher County) Hauer SSP2

• Today (2025): 3,732 people
• By 2030: 3,677 · -1.5%
• By 2040: 3,556 · -4.7%
• By 2050: 3,469 · -7.0%
• By 2075: 3,429 · -8.1%
• By 2100: 3,196 · -14.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 39% Two or more races 19% Black 5%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Fisher

• 2024 margin: Solid R (+63.3) · D 18.0% · R 81.3%
• 2008→2024 swing: -41.1pp toward R · 2008: -22.2pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.0 2016: R+50.1 2012: R+35.8 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.43%
• Current HPI: 78.1423
• 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

1 event — show timeline

• 2026-03-25 Listed $14,900 NTREIS

Property tax history

+3.6%/yr

Latest (2025): $116 · +14.2% YoY. Source: county tax records.