901 E Central Ave · Nixon, TX 78140

$85,000

3 bd · 2.0 ba · 1,986 sqft · SingleFamily public records · 5 Days on market

Built 1955 0.35 ac lot ↓ 59% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming residence offers innate charm and great style. The interior features include a light-filled floor plan, spacious living area with antique wood floors, floor-to-ceiling brick fireplace, galley style kitchen with inviting breakfast area, pantry, and spacious family room. The outdoor space is complete with a patio, backyard fence, mother in-law suite and convenience to restaurants and shopping.

Key facts

• Large family room
• Galley-style kitchen
• Wide open backyard

Tags

• SPACIOUS LOT
• LIGHT-FILLED LAYOUT
• GALLEY-STYLE KITCHEN
• COZY BREAKFAST AREA
• LARGE FAMILY ROOM
• WIDE OPEN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 63/100 on livability (#878 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Nixon-Smiley CISD (rural): math 38% / reading 40% proficiency, ranked #451 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 11 units permitted in Gonzales County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $439 of equity ($588 loan paydown + $-149 appreciation (-0.2% local appreciation)).
• Gonzales County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $85,000

Questions for the listing agent

1. Built in 1955 — 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 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. 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: 1.65% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $182,712
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 E Central Ave	0.00mi	3/2.0	1,986 (0%)	1mo	$85,000	$43	99
705 E 4th St	0.22mi	3/2.0	2,160 (+9%)	22mo	$199,500	$92	56
608 Franklin	0.51mi	3/2.0	2,108 (+6%)	20mo	$60,000	$28	49
410 E 8th St	0.58mi	3/2.5	2,176 (+10%)	17mo	$214,995	$99	41

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.78×
• Total profit: $18,550
• Equity at exit: $23,941

10-year hold

• IRR: 21.1%
• Equity multiple: 3.31×
• Total profit: $54,873
• Equity at exit: $28,194

Cash invested: $23,800 (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 78140

• Home prices YoY: -0.1%
• Active inventory: 39
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$286 /mo · $3,436/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $339

Break-even live

Break-even rent $972

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-16
   status Pending
2. 2026-04-11
   listed $85,000 Active
3. 2019-02-25
   soldstatus
4. 2019-02-22
   soldstatus 408-char remark

   Show marketing remark (486 chars)

   This charming residence offers innate charm and great style. The interior features include a light-filled floor plan, spacious living area with antique wood floors, floor-to-ceiling brick fireplace, galley style kitchen with inviting breakfast area, pantry, and spacious family room. The outdoor space is complete with a patio, backyard fence, mother in-law suite and convenience to restaurants and shopping. FEMA - Unknown Guest Accommodations: Yes Restrictions: Yes Sprinkler Sys:Yes

5. 2019-02-22
   soldstatus Sold 486-char remark

   Show marketing remark (486 chars)

   This charming residence offers innate charm and great style. The interior features include a light-filled floor plan, spacious living area with antique wood floors, floor-to-ceiling brick fireplace, galley style kitchen with inviting breakfast area, pantry, and spacious family room. The outdoor space is complete with a patio, backyard fence, mother in-law suite and convenience to restaurants and shopping. FEMA - Unknown Guest Accommodations: Yes Restrictions: Yes Sprinkler Sys:Yes

6. 2019-02-05
   historical
7. 2019-01-22
   status Pending with Option

   Show marketing remark (486 chars)

   This charming residence offers innate charm and great style. The interior features include a light-filled floor plan, spacious living area with antique wood floors, floor-to-ceiling brick fireplace, galley style kitchen with inviting breakfast area, pantry, and spacious family room. The outdoor space is complete with a patio, backyard fence, mother in-law suite and convenience to restaurants and shopping. FEMA - Unknown Guest Accommodations: Yes Restrictions: Yes Sprinkler Sys:Yes

8. 2019-01-22
   listed $175,000 Active

   Show marketing remark (486 chars)

   This charming residence offers innate charm and great style. The interior features include a light-filled floor plan, spacious living area with antique wood floors, floor-to-ceiling brick fireplace, galley style kitchen with inviting breakfast area, pantry, and spacious family room. The outdoor space is complete with a patio, backyard fence, mother in-law suite and convenience to restaurants and shopping. FEMA - Unknown Guest Accommodations: Yes Restrictions: Yes Sprinkler Sys:Yes

9. 2019-01-22
   listed $175,000 408-char remark

   Show marketing remark (486 chars)

   This charming residence offers innate charm and great style. The interior features include a light-filled floor plan, spacious living area with antique wood floors, floor-to-ceiling brick fireplace, galley style kitchen with inviting breakfast area, pantry, and spacious family room. The outdoor space is complete with a patio, backyard fence, mother in-law suite and convenience to restaurants and shopping. FEMA - Unknown Guest Accommodations: Yes Restrictions: Yes Sprinkler Sys:Yes

10. 2019-01-22
    historical 486-char remark

    Show marketing remark (486 chars)

    This charming residence offers innate charm and great style. The interior features include a light-filled floor plan, spacious living area with antique wood floors, floor-to-ceiling brick fireplace, galley style kitchen with inviting breakfast area, pantry, and spacious family room. The outdoor space is complete with a patio, backyard fence, mother in-law suite and convenience to restaurants and shopping. FEMA - Unknown Guest Accommodations: Yes Restrictions: Yes Sprinkler Sys:Yes

11. 2019-01-22
    listed $175,000 486-char remark

    Show marketing remark (486 chars)

    This charming residence offers innate charm and great style. The interior features include a light-filled floor plan, spacious living area with antique wood floors, floor-to-ceiling brick fireplace, galley style kitchen with inviting breakfast area, pantry, and spacious family room. The outdoor space is complete with a patio, backyard fence, mother in-law suite and convenience to restaurants and shopping. FEMA - Unknown Guest Accommodations: Yes Restrictions: Yes Sprinkler Sys:Yes

12. 2019-01-09
    historical
13. 2018-12-21
    historical
14. 2018-08-29
    status Active
15. 2018-08-27
    historical
16. 2018-07-31
    price $180,000
17. 2018-03-27
    status Active
18. 2018-03-20
    historical
19. 2018-02-11
    price $190,000
20. 2017-08-25
    price $195,000
21. 2017-07-18
    listed $180,000
22. 2017-07-17
    listed $205,000 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: $3,436 · $286/mo
• Projected year-2 tax: $3,436 · $286/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $16,810
• − Mortgage interest: −$4,761
• − Property taxes: −$3,436
• − Insurance: −$425
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$2,473
• Taxable income: $3,025
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $3,344/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: Nixon-Smiley CISD
• NCES district ID: 4832740
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,887
• Composite: 32.6/100
• National rank: #5674
• State rank: #451 of 826 in TX

Livability — Nixon

• Score: 63/100
• State rank: #878
• US rank: #15855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nixon, TX
• Population (ZIP): 3,190

Population outlook (Gonzales County) Hauer SSP2

• Today (2025): 22,246 people
• By 2030: 23,060 · +3.7%
• By 2040: 24,661 · +10.9%
• By 2050: 26,046 · +17.1%
• By 2075: 29,289 · +31.7%
• By 2100: 30,112 · +35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% White 27% Two or more races 23% Black 1%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 56% English-only · Spanish 44%

Political lean MEDSL · Gonzales

• 2024 margin: Solid R (+54.8) · D 22.3% · R 77.1%
• 2008→2024 swing: -24.5pp toward R · 2008: -30.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+48.1 2016: R+47.8 2012: R+40.4 2008: R+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.17%
• Current HPI: 151.751
• 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

-58.5% since first listed

22 events — show timeline

• 2026-04-16 Pending — Unlock MLS
• 2026-04-11 Listed $85,000 Unlock MLS
• 2019-02-25 Sold (Public Records) — Public Records
• 2019-02-22 Sold (MLS) — LERA
• 2019-02-22 Sold (MLS) — Unlock MLS
• 2019-02-05 Listing Removed — CTXMLS
• 2019-01-22 Pending — CTXMLS
• 2019-01-22 Listed $175,000 CTXMLS
• 2019-01-22 Listed $175,000 LERA
• 2019-01-22 Listed $175,000 Unlock MLS
• 2019-01-22 Delisted — Unlock MLS
• 2019-01-09 Listing Removed — CTXMLS
• 2018-12-21 Listing Removed — LERA
• 2018-08-29 Relisted — CTXMLS
• 2018-08-27 Listing Removed — CTXMLS
• 2018-07-31 Price Changed $180,000 CTXMLS
• 2018-03-27 Relisted — CTXMLS
• 2018-03-20 Listing Removed — CTXMLS
• 2018-02-11 Price Changed $190,000 CTXMLS
• 2017-08-25 Price Changed $195,000 CTXMLS
• 2017-07-18 Listed $180,000 LERA
• 2017-07-17 Listed $205,000 CTXMLS

Property tax history

+5.4%/yr

Latest (2025): $3,436 · +11.7% YoY. Source: county tax records.