112 Crocker Rd · Log Cabin, TX 75148

$115,000

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 232 Days on market

Built 1973 0.27 ac lot $126/sqft · 33% below area Est $171k · 33% under $17/mo HOA · 2% of rent ↓ 17% since listing

---

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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready or light fixer upper, this cute home is located in the Oak Acres subdivision of Cedar Creek Lake. The property is a very short walk from the wide open water and offers a serene and relaxing surrounding. Sitting on a large corner lot, the house has 3 bedrooms and 2 full bathrooms and lots of living space. The kitchen and living room are an open concept design with a large utility room-bathroom. If you are a weekender or full time, Oak Acres gives you an HOA community that features a boat launch and a very peaceful living environment. Whether you enjoy boating, fishing, walking or just taking it easy, this is the place to be!

Key facts

• Large corner lot
• Boat launch
• Open concept design

Tags

• OAK ACRES SUBDIVISION
• SHORT WALK FROM WATER
• LARGE CORNER LOT
• OPEN CONCEPT DESIGN
• BOAT LAUNCH
• PEACEFUL LIVING ENVIRONMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $116 ($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 $109k (5.0% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 0.9% in Log Cabin — 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 38/100 on livability (#1,626 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Eustace ISD (rural): math 32% / reading 45% proficiency, ranked #455 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eustace Pri (497 students, 74% FRL); Eustace Middle (math 34% / reading 44%, grade F, #690 of 1,662 statewide, top 42%, 382 students, 63% FRL); Eustace H S (math 22% / reading 57%, grade F, #821 of 1,632 statewide, top 53%, 473 students, 56% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 225 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 61% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $170,621
• List price: $115,000
• Delta: -32.60%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14312 Alamo Rd	0.59mi	2/1.0 (-1)	800 (-12%)	14mo	$189,800	$237	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-11,287
• Equity at exit: $17,147

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-403
• Equity at exit: $9,943

Cash invested: $32,200 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$48
• HOA: −$17
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $116

Break-even live

Break-even rent $946

Max offer price $115,000

Occupancy floor 84%

Sensitivity live

Price	-10% $181	-5% $148	+0% $116	+5% $83	+10% $50
Rent	-10% $29	-5% $72	+0% $116	+5% $159	+10% $202
Rate	-1.0pp $173	-0.5pp $145	base $116	+0.5pp $86	+1.0pp $55

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-19
   days on market $115,000 Active 232 DOM
2. 2026-06-18
   days on market $115,000 Active 231 DOM
3. 2026-06-17
   days on market $115,000 Active 230 DOM
4. 2026-06-16
   days on market $115,000 Active 229 DOM
5. 2026-06-15
   days on market $115,000 Active 228 DOM
6. 2026-06-14
   days on market $115,000 Active 226 DOM
7. 2026-06-12
   days on market $115,000 Active 225 DOM
8. 2026-06-09
   days on market $115,000 Active 222 DOM
9. 2026-06-08
   days on market $115,000 Active 221 DOM
10. 2026-06-07
    days on market $115,000 Active 220 DOM
11. 2026-06-05
    days on market $115,000 Active 217 DOM
12. 2026-06-02
    days on market $115,000 Active 215 DOM
13. 2026-06-01
    days on market $115,000 Active 214 DOM
14. 2026-05-31
    days on market $115,000 Active 213 DOM
15. 2026-05-30
    days on market $115,000 Active 212 DOM
16. 2026-04-27
    status Active 645-char remark

    Show marketing remark (645 chars)

    Move in ready or light fixer upper, this cute home is located in the Oak Acres subdivision of Cedar Creek Lake. The property is a very short walk from the wide open water and offers a serene and relaxing surrounding. Sitting on a large corner lot, the house has 3 bedrooms and 2 full bathrooms and lots of living space. The kitchen and living room are an open concept design with a large utility room-bathroom. If you are a weekender or full time, Oak Acres gives you an HOA community that features a boat launch and a very peaceful living environment. Whether you enjoy boating, fishing, walking or just taking it easy, this is the place to be!

17. 2026-04-21
    historical 645-char remark

    Show marketing remark (645 chars)

    Move in ready or light fixer upper, this cute home is located in the Oak Acres subdivision of Cedar Creek Lake. The property is a very short walk from the wide open water and offers a serene and relaxing surrounding. Sitting on a large corner lot, the house has 3 bedrooms and 2 full bathrooms and lots of living space. The kitchen and living room are an open concept design with a large utility room-bathroom. If you are a weekender or full time, Oak Acres gives you an HOA community that features a boat launch and a very peaceful living environment. Whether you enjoy boating, fishing, walking or just taking it easy, this is the place to be!

18. 2026-04-02
    price $115,000 645-char remark

    Show marketing remark (645 chars)

    Move in ready or light fixer upper, this cute home is located in the Oak Acres subdivision of Cedar Creek Lake. The property is a very short walk from the wide open water and offers a serene and relaxing surrounding. Sitting on a large corner lot, the house has 3 bedrooms and 2 full bathrooms and lots of living space. The kitchen and living room are an open concept design with a large utility room-bathroom. If you are a weekender or full time, Oak Acres gives you an HOA community that features a boat launch and a very peaceful living environment. Whether you enjoy boating, fishing, walking or just taking it easy, this is the place to be!

19. 2025-10-22
    historical
20. 2025-10-21
    listed $119,000 Active 645-char remark

    Show marketing remark (645 chars)

    Move in ready or light fixer upper, this cute home is located in the Oak Acres subdivision of Cedar Creek Lake. The property is a very short walk from the wide open water and offers a serene and relaxing surrounding. Sitting on a large corner lot, the house has 3 bedrooms and 2 full bathrooms and lots of living space. The kitchen and living room are an open concept design with a large utility room-bathroom. If you are a weekender or full time, Oak Acres gives you an HOA community that features a boat launch and a very peaceful living environment. Whether you enjoy boating, fishing, walking or just taking it easy, this is the place to be!

21. 2025-08-16
    price $119,000
22. 2025-04-17
    price $129,000
23. 2024-10-28
    listed $138,000 Active
24. 2024-10-25
    listed $138,000 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: $952 · $79/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,153/yr (+$96/mo · 121.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,107
• − Mortgage interest: −$6,442
• − Property taxes: −$952
• − Insurance: −$575
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − HOA: −$204
• − Depreciation: −$3,345
• Taxable loss: −$508
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,509/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: Eustace ISD
• NCES district ID: 4818720
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $42,425
• Composite: 32.48/100
• National rank: #5711
• State rank: #455 of 826 in TX

Livability — Log Cabin

• Score: 38/100
• State rank: #1626
• US rank: #27499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,944

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.76%
• Current HPI: 217.1629
• 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

-16.7% since first listed

9 events — show timeline

• 2026-04-27 Relisted — NTREIS
• 2026-04-21 Listing Removed — NTREIS
• 2026-04-02 Price Changed $115,000 NTREIS
• 2025-10-22 Listing Removed — NTREIS
• 2025-10-21 Listed $119,000 NTREIS
• 2025-08-16 Price Changed $119,000 NTREIS
• 2025-04-17 Price Changed $129,000 NTREIS
• 2024-10-28 Listed $138,000 HCBOR
• 2024-10-25 Listed $138,000 NTREIS

Property tax history

+2.8%/yr

Latest (2025): $952 · +6.9% YoY. Source: county tax records.