585 Hunter Rd · Cedar Point, TX 77351

$99,900

2 bd · 2.0 ba · 1,164 sqft · Land · 43 Days on market

Built 2006 1.01 ac lot ↓ 38% since listing

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated country retreat on 1 unrestricted acre in the heart of the Lake Livingston area! This beautifully remodeled 2-bedroom, 2-bath home offers the perfect blend of peaceful country living and modern comfort. Inside, you'll find fresh paint, updated flooring, solid wood walls, elegant lighting, butcher block style countertops, farmhouse sink, stainless steel appliances, and upgraded PEX pipe throughout. Outside, enjoy mature shade trees, cherry, mulberry, willow, cedar, and crepe myrtle. Your outdoor entertainment memories will grow over the years just as the trees. The soil is enriched and primed for planting year-round in a green house featuring raised beds. Conveniently located just mi

Key facts

• Updated pex pipe
• Unrestricted acre
• Farmhouse sink

Tags

• UNRESTRICTED ACRE
• REMODELED HOME
• FARMHOUSE SINK
• STAINLESS STEEL APPLIANCES
• UPDATED PEX PIPE
• MATURE SHADE TREES

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Additional parking
• Utilities: Public water; Aerobic septic; Propane heating; Central electric air conditioning
• Home design: Residential property; Full ownership
• Construction: Built in 2006; Wood siding exterior; Composition roof; Block foundation
• Exterior features: Cleared lot; Additional parcels included

Interior

• Kitchen: Convection oven; Gas oven; Gas range
• Bedrooms: 2 rooms total
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Free-standing fireplace with gas log and wood-burning stove options; Two fireplaces total; Ventilation for improved indoor air quality; Energy-efficient lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.8% in Cedar Point — 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 49/100 on livability (#1,509 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Livingston J H (math 30% / reading 32%, grade F, #1,015 of 1,662 statewide, top 62%, 893 students, 62% FRL); Livingston H S (math 35% / reading 46%, grade F, #798 of 1,632 statewide, top 49%, 1,128 students, 51% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 1186 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.87%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $10,304
• Equity at exit: $14,895

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $42,980
• Equity at exit: $8,638

Cash invested: $27,972 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $417

Break-even live

Break-even rent $756

Max offer price $99,900

Occupancy floor 63%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $99,900 Active 43 DOM
2. 2026-06-17
   days on market $99,900 Active 42 DOM
3. 2026-06-16
   days on market $99,900 Active 41 DOM
4. 2026-06-15
   days on market $99,900 Active 40 DOM
5. 2026-06-13
   pricedays on market $99,900 Active 38 DOM
6. 2026-06-10
   price $100,000 Active 34 DOM
7. 2026-06-09
   days on market $110,000 Active 34 DOM
8. 2026-06-08
   days on market $110,000 Active 33 DOM
9. 2026-06-07
   days on market $110,000 Active 32 DOM
10. 2026-06-04
    days on market $110,000 Active 29 DOM
11. 2026-06-03
    days on market $110,000 Active 28 DOM
12. 2026-06-02
    days on market $110,000 Active 27 DOM
13. 2026-06-01
    days on market $110,000 Active 26 DOM
14. 2026-05-31
    days on market $110,000 Active 25 DOM
15. 2026-05-07
    listed $130,000 Active 997-char remark
16. 2025-11-17
    historical
17. 2025-09-30
    listed $160,000 Active

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$1,451/yr (+$121/mo · 385.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,394
• − Mortgage interest: −$5,596
• − Property taxes: −$377
• − Insurance: −$500
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,906
• Taxable income: $3,553
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $4,146/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — Cedar Point

• Score: 49/100
• State rank: #1509
• US rank: #25794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

-37.6% since first listed

7 events — show timeline

• 2026-06-13 Price Changed $99,900 HARMLS
• 2026-06-09 Price Changed $100,000 HARMLS
• 2026-05-29 Price Changed $110,000 HARMLS
• 2026-05-21 Price Changed $120,000 HARMLS
• 2026-05-07 Listed $130,000 HARMLS
• 2025-11-17 Listing Removed — HARMLS
• 2025-09-30 Listed $160,000 HARMLS