176 County Road 2760 · Huxley, TX 75973

$79,000

1 bd · 1.0 ba · 680 sqft · SingleFamily · 116 Days on market

Built 2010 Average condition 0.82 ac lot

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

2010 built 1/1 home sits nicely on . 82 acres in cozy Rogers Harbor! Spacious kitchen with quaint bedroom and bath. Building on the property allows for ample storage. Call today and let's get you in to take a look!

Key facts

• Spacious kitchen
• Ample storage
• 0.82 acre lot

Tags

• SPACIOUS KITCHEN
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $79k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#863 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Joaquin ISD (rural): math 52% / reading 46% proficiency, ranked #202 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 1 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Shelby County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($72k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.83×
• Total profit: $-3,756
• Equity at exit: $15,079

10-year hold

• IRR: 3.9%
• Equity multiple: 1.32×
• Total profit: $7,172
• Equity at exit: $12,636

Cash invested: $22,120 (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 75973

• Home prices YoY: -1.3%
• Active inventory: 33
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $93

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 83%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 116 DOM
2. 2026-06-17
   days on market $79,000 Active 115 DOM
3. 2026-06-16
   days on market $79,000 Active 114 DOM
4. 2026-06-15
   days on market $79,000 Active 113 DOM
5. 2026-06-13
   days on market $79,000 Active 111 DOM
6. 2026-06-12
   days on market $79,000 Active 110 DOM
7. 2026-06-10
   days on market $79,000 Active 107 DOM
8. 2026-06-08
   days on market $79,000 Active 106 DOM
9. 2026-06-08
   days on market $79,000 Active 105 DOM
10. 2026-06-05
    days on market $79,000 Active 103 DOM
11. 2026-06-03
    days on market $79,000 Active 101 DOM
12. 2026-06-02
    days on market $79,000 Active 100 DOM
13. 2026-06-01
    days on market $79,000 Active 99 DOM
14. 2026-05-31
    days on market $79,000 Active 98 DOM
15. 2025-07-28
    listed $79,000 Active 214-char remark

    Show marketing remark (214 chars)

    2010 built 1/1 home sits nicely on . 82 acres in cozy Rogers Harbor! Spacious kitchen with quaint bedroom and bath. Building on the property allows for ample storage. Call today and let's get you in to take a look!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $9,707
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$2,298
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,153/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

Average 55/100 Moderate rehab

This single-family home, built in 2010, offers a spacious kitchen and bedroom with a functional bathroom. While the home is in average condition, moderate renovations to the kitchen and interior would significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen appliances — dated and worn
• Minor bathroom fixtures — slightly worn

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace worn flooring — new flooring improves home's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · slightly worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace worn flooring — new flooring improves home's appearance and functionality ↑

ⓘ 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: Joaquin ISD
• NCES district ID: 4824810
• Math proficiency: 52% ▲ 1.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $43,025
• Composite: 41.32/100
• National rank: #3508
• State rank: #202 of 826 in TX

Livability — Huxley

• Score: 63/100
• State rank: #863
• US rank: #15570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,564

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 25,199 people
• By 2030: 24,986 · -0.8%
• By 2040: 24,646 · -2.2%
• By 2050: 24,144 · -4.2%
• By 2075: 22,328 · -11.4%
• By 2100: 18,734 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 16% Hispanic / Latino 5% Two or more races 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 2% Scottish 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.6) · D 17.5% · R 82.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -44.3pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+58.6 2016: R+59.7 2012: R+49.1 2008: R+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.07%
• Current HPI: 154.4854
• 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

• 2025-07-28 Listed $79,000 Deep East Texas MLS