1650 Fairview Dr · Rockdale, TX 76567

$99,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 25 Days on market

Built 2022 Good condition 16 ac lot

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming stick-built tiny house/cabin ready to relocate to your land, ADU (Auxiliary Dwelling Unit. spot, or mountain retreat. Please note this is a for sale by owner. Thoughtfully designed and fully outfitted, this compact home delivers full-size comfort in a small footprint—ideal for many uses such as a tiny home, guest casita, or income-producing rental. Please note the home must be moved. Highlights: Efficient floor plan with warm wood floors and abundant natural light. Propane gas stove in a well-appointed kitchen—perfect for serious home cooking. Mini-split AC/heat for year-round climate control, paired with upgraded insulation for comfort and energy savings. Stackable

Key facts

• Move-in ready
• Efficient floor plan
• Propane gas stove

Tags

• AUXILIARY DWELLING UNIT
• EFFICIENT FLOOR PLAN
• PROPANE GAS STOVE
• MINI-SPLIT AC HEAT
• STACKABLE WASHER DRYER
• MOVE-IN READY

Property features AI

Finance

• Other: Lot located outside city limits; Approximately 15.583 acres
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Electric power; Has heating and cooling
• Home design: Single-story home; Raised foundation with pillar/post/pier supports; HardiPlank-type exterior; Composition/shingle roof; Year built source: Assessor
• Construction: HardiPlank-type siding; Composition/shingle roof; Raised foundation (pillar/post/pier)
• Exterior features: No significant exterior features listed; See remarks

Interior

• Kitchen: Main-level kitchen (approx. 10' x 14'7")
• Bedrooms: One bedroom on the main level (approx. 9' x 14'7")
• Flooring: Wood flooring
• Bathrooms: One full bathroom on the main level (approx. 4'8" x 7'8")
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fan(s); Kitchen/family room combo; See remarks
• Laundry & utility: Stacked laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $99k (0.3% below list).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.6% in Rockdale — 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 60/100 on livability (#1,040 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Rockdale ISD (town): math 40% / reading 43% proficiency, ranked #395 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 77 units permitted in Milam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.4

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-9,939
• Equity at exit: $14,761

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-755
• Equity at exit: $8,560

Cash invested: $27,720 (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 76567

• Home prices YoY: -12.9%
• Active inventory: 161
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $96

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 85%

Sensitivity live

Price	-10% $164	-5% $130	+0% $96	+5% $61	+10% $27
Rent	-10% $18	-5% $57	+0% $96	+5% $135	+10% $174
Rate	-1.0pp $145	-0.5pp $121	base $96	+0.5pp $70	+1.0pp $44

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 25 DOM
2. 2026-06-21
   days on market $99,000 Active 24 DOM
3. 2026-06-18
   days on market $99,000 Active 22 DOM
4. 2026-06-17
   days on market $99,000 Active 21 DOM
5. 2026-06-16
   days on market $99,000 Active 20 DOM
6. 2026-06-15
   days on market $99,000 Active 19 DOM
7. 2026-06-15
   days on market $99,000 Active 18 DOM
8. 2026-06-13
   days on market $99,000 Active 17 DOM
9. 2026-06-12
   days on market $99,000 Active 16 DOM
10. 2026-06-09
    days on market $99,000 Active 13 DOM
11. 2026-06-08
    days on market $99,000 Active 12 DOM
12. 2026-06-08
    days on market $99,000 Active 11 DOM
13. 2026-06-07
    days on market $99,000 Active 10 DOM
14. 2026-06-03
    days on market $99,000 Active 7 DOM
15. 2026-06-02
    days on market $99,000 Active 6 DOM
16. 2026-06-01
    days on market $99,000 Active 5 DOM
17. 2026-05-31
    days on market $99,000 Active 4 DOM
18. 2026-05-27
    listed $99,000 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 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: $11,844
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,880
• Taxable loss: −$456
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,257/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 · 5 photos

Good 80/100 Cosmetic rehab

This charming stick-built tiny house is in good condition with a modern kitchen and hardwood floors. It's ready for a fresh coat of paint and some landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value.
• Resale Upgrading the kitchen appliances — Modern appliances make the kitchen more appealing to potential buyers.
• Rental Adding a small outdoor seating area — A cozy outdoor space can attract renters looking for a relaxing environment.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances make the kitchen more appealing to potential buyers. ↑
• Rental Adding a small outdoor seating area — A cozy outdoor space can attract renters looking for a relaxing environment. ↑

ⓘ 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: Rockdale ISD
• NCES district ID: 4837590
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $38,586
• Composite: 34.64/100
• National rank: #5147
• State rank: #395 of 826 in TX

Livability — Rockdale

• Score: 60/100
• State rank: #1040
• US rank: #18508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,457

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 21% Korean 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: ▼ -32.12%
• Current HPI: 217.5536
• 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

• 2026-05-27 Listed $99,000 CTXMLS