110 S Beatty Ave · Livingston, TX 77351

$70,000

3 bd · 1.0 ba · 660 sqft · SingleFamily public records · 56 Days on market

Built 1975 4,486 sqft lot $106/sqft · 31% below area Est $101k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring an offer! Ready to snag a cozy home that’s big on charm and low on yard maintenance? How about adding a creekside investment property next door for some extra flair? Say hello to your new happy place! This 2 bedroom gem inside the city limits offers a snug, easy to maintain yard and all the peace of a dead end road without the city chaos. Right next door, a second property with prime creek access and a sprawling lot is ready to be your rental star, flip project, or that “fancy guest house” you’ve always dreamed of, or the "mother in law house" that you've been dreading. Both are smart buys with big potential. Come check out this dynamic duo and start living (and investing) with a smile!

Key facts

• Prime creek access
• Dead end road
• 4,486 sq ft lot

Tags

• CREEKSIDE INVESTMENT PROPERTY
• PRIME CREEK ACCESS
• SNUG EASY TO MAINTAIN YARD
• DEAD END ROAD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.0% in Livingston — 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 59/100 on livability (#1,113 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities 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.
• Market conditions: 1202 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.80% ✓
• Cap rate: 15.03%
• Cash-on-cash: 31.20%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $101,430
• List price: $70,000
• Delta: -30.99%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 1.68×
• Total profit: $13,232
• Equity at exit: $10,437

10-year hold

• IRR: 25.3%
• Equity multiple: 3.22×
• Total profit: $43,433
• Equity at exit: $6,052

Cash invested: $19,600 (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: 1202
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $384

Break-even live

Break-even rent $771

Max offer price $70,000

Occupancy floor 64%

Sensitivity live

Price	-10% $433	-5% $409	+0% $384	+5% $360	+10% $336
Rent	-10% $285	-5% $335	+0% $384	+5% $434	+10% $484
Rate	-1.0pp $420	-0.5pp $402	base $384	+0.5pp $366	+1.0pp $348

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-09
   days on market $70,000 Active 56 DOM
2. 2026-06-08
   days on market $70,000 Active 55 DOM
3. 2026-06-07
   days on market $70,000 Active 54 DOM
4. 2026-06-04
   days on market $70,000 Active 51 DOM
5. 2026-06-03
   days on market $70,000 Active 50 DOM
6. 2026-06-02
   days on market $70,000 Active 49 DOM
7. 2026-06-01
   days on market $70,000 Active 48 DOM
8. 2026-05-31
   days on market $70,000 Active 47 DOM
9. 2026-04-17
   price $70,000 735-char remark

   Show marketing remark (735 chars)

   Bring an offer! Ready to snag a cozy home that’s big on charm and low on yard maintenance? How about adding a creekside investment property next door for some extra flair? Say hello to your new happy place! This 2 bedroom gem inside the city limits offers a snug, easy to maintain yard and all the peace of a dead end road without the city chaos. Right next door, a second property with prime creek access and a sprawling lot is ready to be your rental star, flip project, or that “fancy guest house” you’ve always dreamed of, or the "mother in law house" that you've been dreading. Both are smart buys with big potential. Come check out this dynamic duo and start living (and investing) with a smile!

10. 2026-04-14
    listed $75,000 Active 735-char remark

    Show marketing remark (735 chars)

    Bring an offer! Ready to snag a cozy home that’s big on charm and low on yard maintenance? How about adding a creekside investment property next door for some extra flair? Say hello to your new happy place! This 2 bedroom gem inside the city limits offers a snug, easy to maintain yard and all the peace of a dead end road without the city chaos. Right next door, a second property with prime creek access and a sprawling lot is ready to be your rental star, flip project, or that “fancy guest house” you’ve always dreamed of, or the "mother in law house" that you've been dreading. Both are smart buys with big potential. Come check out this dynamic duo and start living (and investing) with a smile!

11. 2026-02-13
    historical
12. 2025-06-30
    price $70,000
13. 2025-02-15
    listed $75,000 Active
14. 2024-08-16
    historical
15. 2023-10-09
    listed $80,000 Active
16. 2022-10-11
    soldstatus Sold
17. 2022-10-11
    soldstatus Sold
18. 2022-10-11
    soldstatus
19. 2022-10-11
    soldstatus
20. 2022-07-07
    status Pending
21. 2022-07-07
    status Pending
22. 2022-07-01
    status Active
23. 2022-07-01
    status Active
24. 2022-06-27
    status Pending
25. 2022-06-27
    status Pending
26. 2022-06-20
    status Option Pending
27. 2022-06-20
    status Option Pending
28. 2022-06-15
    listed $65,000 Active
29. 2022-06-15
    listed $55,000 Active
30. 2022-06-14
    historical
31. 2022-04-27
    status Active
32. 2022-04-14
    status Pending
33. 2022-04-05
    status Option Pending
34. 2022-04-01
    price $215,000
35. 2022-03-09
    price $235,000
36. 2022-02-22
    price $245,000
37. 2022-01-30
    status Active
38. 2022-01-26
    status Option Pending
39. 2022-01-18
    listed $250,000 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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $15,088
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$1,852
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,036
• Taxable income: $3,814
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $3,697/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 — Livingston

• Score: 59/100
• State rank: #1113
• US rank: #19723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, TX
• County: Polk County · 37,143 people
• City population: 37,143
• 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

-72.0% since first listed

31 events — show timeline

• 2026-04-17 Price Changed $70,000 HARMLS
• 2026-04-14 Listed $75,000 HARMLS
• 2026-02-13 Listing Removed — HARMLS
• 2025-06-30 Price Changed $70,000 HARMLS
• 2025-02-15 Listed $75,000 HARMLS
• 2024-08-16 Listing Removed — HARMLS
• 2023-10-09 Listed $80,000 HARMLS
• 2022-10-11 Sold (Public Records) — Public Records
• 2022-10-11 Sold (Public Records) — Public Records
• 2022-10-11 Sold (MLS) — HARMLS
• 2022-10-11 Sold (MLS) — HARMLS
• 2022-07-07 Pending — HARMLS
• 2022-07-07 Pending — HARMLS
• 2022-07-01 Relisted — HARMLS
• 2022-07-01 Relisted — HARMLS
• 2022-06-27 Pending — HARMLS
• 2022-06-27 Pending — HARMLS
• 2022-06-20 Pending — HARMLS
• 2022-06-20 Pending — HARMLS
• 2022-06-15 Listed $55,000 HARMLS
• 2022-06-15 Listed $65,000 HARMLS
• 2022-06-14 Listing Removed — HARMLS
• 2022-04-27 Relisted — HARMLS
• 2022-04-14 Pending — HARMLS
• 2022-04-05 Pending — HARMLS
• 2022-04-01 Price Changed $215,000 HARMLS
• 2022-03-09 Price Changed $235,000 HARMLS
• 2022-02-22 Price Changed $245,000 HARMLS
• 2022-01-30 Relisted — HARMLS
• 2022-01-26 Pending — HARMLS
• 2022-01-18 Listed $250,000 HARMLS

Property tax history

-18.6%/yr

Latest (2025): $72 · +17.1% YoY. Source: county tax records.