1210 Cloud St · Lampasas, TX 76550

$199,000

4 bd · 2.0 ba · 1,648 sqft · SingleFamily public records · 52 Days on market

Built 1950 8,668 sqft lot $121/sqft · 28% below area Est $275k · 28% under ↓ 12% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1,600 SF home offering a functional layout and plenty of room to spread out. The exterior features durable wood and asbestos siding, a composition roof, a welcoming covered front porch, and a chain-link fenced backyard—perfect for pets or outdoor enjoyment. Inside, the main floor includes a comfortable living room with wood flooring, two bedrooms, and a full bathroom with tile flooring and a tile tub/shower surround. The spacious kitchen offers vinyl flooring and includes a convenient utility closet for a washer and dryer. A versatile bonus room provides additional space for an office, playroom, or second living area. Upstairs, you’ll find two additional bedrooms with vinyl flooring and a second bathroom featuring vinyl flooring and a tile tub/shower surround. This home offers flexibility and value with room for a variety of living needs.

Key facts

• Covered front porch
• Second living room
• Utility closet

Tags

• COVERED FRONT PORCH
• CHAIN-LINK FENCED BACKYARD
• UTILITY CLOSET
• SECOND LIVING ROOM
• TILE TUB/SHOWER SURROUND

Property features AI

Exterior

• Utilities: Electricity available; Trash collection (public); Public water (not connected at lot); Public sewer (not connected at lot)
• Home design: 2-story home; Resale property; Pillar/post/pier foundation
• Construction: Built (year source: assessor); Asbestos materials; Frame construction; Wood siding; Composition/shingle roof
• Exterior features: Covered porch; Porch; Chain link fencing; Sloping lot; City lot on a paved city street; Less than quarter-acre lot

Interior

• Kitchen: Water heater included; Some electric appliances (see remarks)
• Flooring: Tile flooring; Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Multiple living areas; Tub with shower; Other interior features (see remarks)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $57 ($684/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (10.5% below list).
• Recommended offer: $178k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.1% in Lampasas — 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 75/100 on livability (#123 in TX, #3,832 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, crime F.
• Lampasas ISD (rural): math 42% / reading 46% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 342 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 18 units permitted in Lampasas 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 $6k of value loss. Plan a longer hold.
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,017 (10.5% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $274,760
• List price: $199,000
• Delta: -27.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Brown St	0.16mi	3/2.0 (-1)	1,683 (+2%)	8mo	$299,000	$178	78
11 Alexander Ln	0.36mi	3/2.0 (-1)	1,632 (-1%)	1mo	$258,000	$158	76
706 Brown St	0.07mi	3/2.0 (-1)	1,764 (+7%)	6mo	$229,995	$130	74
1301 Taylor St	0.22mi	3/2.0 (-1)	1,756 (+7%)	0mo	$299,500	$171	73
1104 Bridge St	0.16mi	4/2.0	1,598 (-3%)	23mo	$325,000	$203	69
67 Sue Ann Dr	0.42mi	3/2.0 (-1)	1,566 (-5%)	9mo	$227,900	$146	60
407 E 1st St	0.42mi	3/2.0 (-1)	1,636 (-1%)	23mo	$210,000	$128	55
20 Snell Dr	0.38mi	3/2.0 (-1)	1,433 (-13%)	5mo	$239,900	$167	51
47 Sue Ann Dr	0.50mi	3/2.0 (-1)	1,408 (-15%)	1mo	$145,000	$103	47
32 Hillcrest Dr	0.21mi	3/1.0 (-1)	1,400 (-15%)	19mo	$135,000	$96	40

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-28,608
• Equity at exit: $29,672

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-20,195
• Equity at exit: $17,206

Cash invested: $55,720 (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 76550

• Home prices YoY: -22.3%
• Active inventory: 342
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $57

Break-even live

Break-even rent $1,708

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $170	-5% $113	+0% $57	+5% $1	+10% $-56
Rent	-10% $-84	-5% $-13	+0% $57	+5% $127	+10% $198
Rate	-1.0pp $157	-0.5pp $108	base $57	+0.5pp $5	+1.0pp $-47

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 East Avenue F Unit F Lampasas, TX	3.0	2.0	1356	$1,700	$1.25	44d	1	0.99mi
207 N Ridge St Unit B Lampasas, TX	3.0	2.0	1267	$1,875	$1.48	5d	1	1.09mi

Listing history 19 events

1. 2026-06-18
   price $199,000 Active 52 DOM

   Show marketing remark (871 chars)

   Charming 1,600 SF home offering a functional layout and plenty of room to spread out. The exterior features durable wood and asbestos siding, a composition roof, a welcoming covered front porch, and a chain-link fenced backyard—perfect for pets or outdoor enjoyment. Inside, the main floor includes a comfortable living room with wood flooring, two bedrooms, and a full bathroom with tile flooring and a tile tub/shower surround. The spacious kitchen offers vinyl flooring and includes a convenient utility closet for a washer and dryer. A versatile bonus room provides additional space for an office, playroom, or second living area. Upstairs, you’ll find two additional bedrooms with vinyl flooring and a second bathroom featuring vinyl flooring and a tile tub/shower surround. This home offers flexibility and value with room for a variety of living needs.

2. 2026-06-18
   days on market $225,000 Active 52 DOM

   Show marketing remark (871 chars)

   Charming 1,600 SF home offering a functional layout and plenty of room to spread out. The exterior features durable wood and asbestos siding, a composition roof, a welcoming covered front porch, and a chain-link fenced backyard—perfect for pets or outdoor enjoyment. Inside, the main floor includes a comfortable living room with wood flooring, two bedrooms, and a full bathroom with tile flooring and a tile tub/shower surround. The spacious kitchen offers vinyl flooring and includes a convenient utility closet for a washer and dryer. A versatile bonus room provides additional space for an office, playroom, or second living area. Upstairs, you’ll find two additional bedrooms with vinyl flooring and a second bathroom featuring vinyl flooring and a tile tub/shower surround. This home offers flexibility and value with room for a variety of living needs.

3. 2026-06-17
   days on market $225,000 Active 51 DOM
4. 2026-06-16
   days on market $225,000 Active 50 DOM
5. 2026-06-15
   days on market $225,000 Active 49 DOM
6. 2026-06-14
   days on market $225,000 Active 47 DOM
7. 2026-06-13
   days on market $225,000 Active 46 DOM
8. 2026-06-10
   days on market $225,000 Active 44 DOM
9. 2026-06-09
   days on market $225,000 Active 43 DOM
10. 2026-06-08
    days on market $225,000 Active 42 DOM
11. 2026-06-07
    days on market $225,000 Active 41 DOM
12. 2026-06-03
    days on market $225,000 Active 37 DOM
13. 2026-06-02
    days on market $225,000 Active 36 DOM
14. 2026-06-01
    days on market $225,000 Active 35 DOM
15. 2026-05-31
    days on market $225,000 Active 34 DOM
16. 2026-05-30
    days on market $225,000 Active 33 DOM
17. 2026-04-27
    listed $225,000 Active 871-char remark

    Show marketing remark (871 chars)

    Charming 1,600 SF home offering a functional layout and plenty of room to spread out. The exterior features durable wood and asbestos siding, a composition roof, a welcoming covered front porch, and a chain-link fenced backyard—perfect for pets or outdoor enjoyment. Inside, the main floor includes a comfortable living room with wood flooring, two bedrooms, and a full bathroom with tile flooring and a tile tub/shower surround. The spacious kitchen offers vinyl flooring and includes a convenient utility closet for a washer and dryer. A versatile bonus room provides additional space for an office, playroom, or second living area. Upstairs, you’ll find two additional bedrooms with vinyl flooring and a second bathroom featuring vinyl flooring and a tile tub/shower surround. This home offers flexibility and value with room for a variety of living needs.

18. 2026-04-27
    listed $225,000 Active

    Show marketing remark (871 chars)

    Charming 1,600 SF home offering a functional layout and plenty of room to spread out. The exterior features durable wood and asbestos siding, a composition roof, a welcoming covered front porch, and a chain-link fenced backyard—perfect for pets or outdoor enjoyment. Inside, the main floor includes a comfortable living room with wood flooring, two bedrooms, and a full bathroom with tile flooring and a tile tub/shower surround. The spacious kitchen offers vinyl flooring and includes a convenient utility closet for a washer and dryer. A versatile bonus room provides additional space for an office, playroom, or second living area. Upstairs, you’ll find two additional bedrooms with vinyl flooring and a second bathroom featuring vinyl flooring and a tile tub/shower surround. This home offers flexibility and value with room for a variety of living needs.

19. 1982-06-28
    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: $2,675 · $223/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$967/yr (+$81/mo · 36.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $21,362
• − Mortgage interest: −$11,147
• − Property taxes: −$2,675
• − Insurance: −$995
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,789
• Taxable loss: −$2,662
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $1,322/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: Lampasas ISD
• NCES district ID: 4826640
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $51,042
• Composite: 37.9/100
• National rank: #4314
• State rank: #278 of 826 in TX

Livability — Lampasas

• Score: 75/100
• State rank: #123
• US rank: #3832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lampasas, TX
• Population (ZIP): 13,699

Population outlook (Lampasas County) Hauer SSP2

• Today (2025): 22,114 people
• By 2030: 22,779 · +3.0%
• By 2040: 23,812 · +7.7%
• By 2050: 24,403 · +10.4%
• By 2075: 25,713 · +16.3%
• By 2100: 25,053 · +13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 21% Two or more races 13%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 1%

Political lean MEDSL · Lampasas

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.3%
• 2008→2024 swing: -10.5pp toward R · 2008: -49.1pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.1 2016: R+60.0 2012: R+57.8 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.55%
• Current HPI: 249.3057
• 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

-11.6% since first listed

5 events — show timeline

• 2026-06-18 Price Changed $199,000 HLMLS as distributed by MLS GRID
• 2026-06-18 Price Changed $199,000 CTXMLS
• 2026-04-27 Listed $225,000 HLMLS as distributed by MLS GRID
• 2026-04-27 Listed $225,000 CTXMLS
• 1982-06-28 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2026): $2,675 · +0.0% YoY. Source: county tax records.