103 Cypress St · Lott, TX 76656

$74,900

2 bd · 1.0 ba · 750 sqft · SingleFamily · 417 Days on market

Built 2013 Poor condition 1.03 ac lot $100/sqft · 54% above area ↓ 6% 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).

• Cash flow +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +6.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

Key facts

• No hoa restrictions
• 1.03 acres
• 1.03 acre lot

Tags

• 1.03 ACRES
• PRIME INVESTMENT OPPORTUNITY
• EXPAND RENTAL PORTFOLIO
• ROOM FOR FUTURE DEVELOPMENT
• NO HOA RESTRICTIONS
• PEACEFUL COUNTRYSIDE RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,493 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools F, crime F.
• Rosebud-Lott ISD (rural): math 29% / reading 35% proficiency, ranked #592 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($518 loan paydown + $2k appreciation (2.2% local appreciation)).
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
6. 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?
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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $48,562
• List price: $74,900
• Delta: 54.24%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Judge Hailey Dr	0.20mi	1/— (-1)	720 (-4%)	5mo	$50,000	$69	75
405 S 7th St	0.59mi	2/1.0	720 (-4%)	6mo	$48,000	$67	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.83×
• Total profit: $17,312
• Equity at exit: $30,407

10-year hold

• IRR: 17.4%
• Equity multiple: 3.37×
• Total profit: $49,703
• Equity at exit: $44,460

Cash invested: $20,972 (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 76656

• Home prices YoY: 2.0%
• Active inventory: 26
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $178

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 75%

Sensitivity live

Price	-10% $230	-5% $204	+0% $178	+5% $152	+10% $126
Rent	-10% $109	-5% $143	+0% $178	+5% $213	+10% $248
Rate	-1.0pp $216	-0.5pp $197	base $178	+0.5pp $159	+1.0pp $139

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $74,900 Active 417 DOM
2. 2026-06-17
   days on market $74,900 Active 416 DOM
3. 2026-06-16
   days on market $74,900 Active 415 DOM
4. 2026-06-15
   days on market $74,900 Active 414 DOM
5. 2026-06-14
   days on market $74,900 Active 412 DOM
6. 2026-06-13
   days on market $74,900 Active 411 DOM
7. 2026-06-10
   days on market $74,900 Active 409 DOM
8. 2026-06-09
   days on market $74,900 Active 408 DOM
9. 2026-06-08
   days on market $74,900 Active 407 DOM
10. 2026-06-07
    days on market $74,900 Active 406 DOM
11. 2026-06-05
    days on market $74,900 Active 403 DOM
12. 2026-06-03
    days on market $74,900 Active 402 DOM
13. 2026-06-02
    days on market $74,900 Active 401 DOM
14. 2026-06-01
    days on market $74,900 Active 400 DOM
15. 2026-05-31
    days on market $74,900 Active 399 DOM
16. 2026-05-30
    days on market $74,900 Active 398 DOM
17. 2026-02-09
    status Active 683-char remark

    Show marketing remark (683 chars)

    Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

18. 2026-02-08
    historical 683-char remark

    Show marketing remark (683 chars)

    Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

19. 2025-10-03
    status Active 683-char remark

    Show marketing remark (683 chars)

    Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

20. 2025-09-23
    status Pending 683-char remark

    Show marketing remark (683 chars)

    Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

21. 2025-08-09
    price $74,900 683-char remark

    Show marketing remark (683 chars)

    Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

22. 2025-05-29
    status Active 683-char remark

    Show marketing remark (683 chars)

    Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

23. 2025-05-26
    status Pending 683-char remark

    Show marketing remark (683 chars)

    Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

24. 2025-02-11
    listed $79,900 Active 683-char remark

    Show marketing remark (683 chars)

    Unlock the potential of 1.03 acres in the heart of Lott, TX. This property is a prime investment opportunity with endless possibilities, whether you’re looking to expand your rental portfolio, renovate, or build something new. The 750 sq. ft. home has potential, while the expansive land offers room for future development, additional structures, or a peaceful countryside retreat. With no HOA restrictions and increasing demand for properties with acreage, this is the perfect chance to secure an asset at an unbeatable price. Opportunities like this don’t last long, act now and turn this land into your next great investment, less than 45 minutes from Temple and Waco.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,570
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,179
• Taxable income: $1,006
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $1,897/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to bring it up to a livable condition. Significant investment is needed to improve the exterior, interior, and systems to make it move-in ready.

Repairs flagged

• Major Exterior siding — Sections of siding are missing
• Major Roof — Appears old and possibly leaking
• Major Flooring — Hardwood flooring has visible damage
• Major Painted walls — Painted walls are chipped and dirty
• Major Bathroom fixtures — Appears worn
• Major Kitchen cabinets — Appears damaged
• Major Kitchen countertops — Appears damaged

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can improve curb appeal
• Resale Replace roof — A new roof can significantly increase the home's value
• Resale Repair flooring — Fresh flooring can improve the home's appearance
• Resale Paint interior walls — Fresh paint can improve the home's appearance
• Resale Replace bathroom fixtures — Fresh fixtures can improve the home's appearance
• Resale Replace kitchen cabinets and countertops — Fresh cabinets and countertops can improve the home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Sections of siding are missing	Major	$15,000–50,000
Roof · Appears old and possibly leaking	Major	$15,000–50,000
Flooring · Hardwood flooring has visible damage	Major	$15,000–50,000
Painted walls · Painted walls are chipped and dirty	Major	$15,000–50,000
Bathroom fixtures · Appears worn	Major	$15,000–50,000
Kitchen cabinets · Appears damaged	Major	$15,000–50,000
Kitchen countertops · Appears damaged	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can improve curb appeal ↑
• Resale Replace roof — A new roof can significantly increase the home's value ↑
• Resale Repair flooring — Fresh flooring can improve the home's appearance ↑
• Resale Paint interior walls — Fresh paint can improve the home's appearance ↑
• Resale Replace bathroom fixtures — Fresh fixtures can improve the home's appearance ↑
• Resale Replace kitchen cabinets and countertops — Fresh cabinets and countertops can improve the home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rosebud-Lott ISD
• NCES district ID: 4837900
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $37,597
• Composite: 26.66/100
• National rank: #7167
• State rank: #592 of 826 in TX

Livability — Lott

• Score: 50/100
• State rank: #1493
• US rank: #25506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lott, TX
• Population (ZIP): 2,478

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 110.3456
• 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

-6.3% since first listed

8 events — show timeline

• 2026-02-09 Relisted — NTREIS
• 2026-02-08 Listing Removed — NTREIS
• 2025-10-03 Relisted — NTREIS
• 2025-09-23 Pending — NTREIS
• 2025-08-09 Price Changed $74,900 NTREIS
• 2025-05-29 Relisted — NTREIS
• 2025-05-26 Pending — NTREIS
• 2025-02-11 Listed $79,900 NTREIS