300 N 4th St · Buckholts, TX 76518

$60,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records

Built 1950

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom one and a half bath , dining room, living room kitchen, washer/dryer hookups, wrap around porch, large rooms, very large attic potential for bedroom/game room, it is a fixer upper but also livable, as is for quick sale . appraised recently at 96k as is market value about 150k to 200k after repairs.

Key facts

• Built 1950

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 56/100 on livability (#1,313 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Buckholts ISD (rural): math 50% / reading 50% proficiency, ranked #402 of 1,141 in TX (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 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

• In year one you build about $1k of equity ($415 loan paydown + $965 appreciation (1.6% local appreciation)).
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.83% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.54×
• Total profit: $25,887
• Equity at exit: $22,406

10-year hold

• IRR: 31.1%
• Equity multiple: 4.92×
• Total profit: $65,862
• Equity at exit: $31,324

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 76518

• Home prices YoY: 1.6%
• Active inventory: 35
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $359

Break-even live

Break-even rent $645

Max offer price $60,000

Occupancy floor 62%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 N 2nd St Buckholts, TX	3.0	1.0	1498	$1,100	$0.73	11d	1	0.11mi

Listing history 3 events

1. 2026-05-26
   listed $60,000
2. 2024-09-09
   soldstatus
3. 1993-07-28
   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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 6/10 Major
• 🌡 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: $13,200
• − Mortgage interest: −$3,361
• − Property taxes: −$2,041
• − Insurance: −$300
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,745
• Taxable income: $3,641
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $3,438/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: Buckholts ISD
• NCES district ID: 4811850
• Math proficiency: 50% ▲ 25.00%
• Reading proficiency: 50% ▲ 20.00%
• Median HH income: $37,685
• Composite: 43.63/100
• National rank: #6415
• State rank: #402 of 1141 in TX

Livability — Buckholts

• Score: 56/100
• State rank: #1313
• US rank: #22676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckholts, TX
• Population (ZIP): 1,290

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Spanish 16% Russian/Polish/Slavic 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: ▲ 1.61%
• Current HPI: 99.9735
• 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

3 events — show timeline

• 2026-05-26 Listed $60,000 FSBO.com
• 2024-09-09 Sold (Public Records) — Public Records
• 1993-07-28 Sold (Public Records) — Public Records

Property tax history

+16.5%/yr

Latest (2025): $2,041 · -37.9% YoY. Source: county tax records.