206 Harvey St · Miami, TX 79059

$79,000

3 bd · 2.0 ba · 896 sqft · SingleFamily public records · 192 Days on market

Built 1950 ↓ 6% 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom, 1.75-bath home with great potential located on a quiet street. Enjoy a spacious fenced backyard, perfect for pets or outdoor projects, along with a welcoming covered front porch ideal for relaxing evenings. This property needs some work, offering an excellent opportunity for buyers looking to add their personal touch or invest in a value-add home. With good bones and a desirable setting, this one is ready for its next chapter.

Key facts

• Covered front porch
• Quiet street
• Fenced backyard

Tags

• FENCED BACKYARD
• COVERED FRONT PORCH
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#945 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment B; Watch: crime F, amenities F, commute F.
• Miami ISD (rural): math 40% / reading 50% proficiency, ranked #479 of 1,141 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• Roberts County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.8

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: 21.4%
• Equity multiple: 2.22×
• Total profit: $26,897
• Equity at exit: $35,522

10-year hold

• IRR: 22.4%
• Equity multiple: 4.23×
• Total profit: $71,358
• Equity at exit: $54,743

Cash invested: $22,120 (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 79059

• Active inventory: 9
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $273

Break-even live

Break-even rent $626

Max offer price $79,000

Occupancy floor 67%

Sensitivity live

Price	-10% $318	-5% $296	+0% $273	+5% $251	+10% $228
Rent	-10% $196	-5% $235	+0% $273	+5% $312	+10% $350
Rate	-1.0pp $313	-0.5pp $293	base $273	+0.5pp $253	+1.0pp $232

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $79,000 Active 192 DOM
2. 2026-06-21
   days on market $79,000 Active 191 DOM
3. 2026-06-18
   days on market $79,000 Active 189 DOM
4. 2026-06-17
   days on market $79,000 Active 188 DOM
5. 2026-06-16
   days on market $79,000 Active 187 DOM
6. 2026-06-15
   days on market $79,000 Active 186 DOM
7. 2026-06-15
   days on market $79,000 Active 185 DOM
8. 2026-06-13
   days on market $79,000 Active 184 DOM
9. 2026-06-12
   days on market $79,000 Active 183 DOM
10. 2026-06-10
    days on market $79,000 Active 180 DOM
11. 2026-06-08
    days on market $79,000 Active 179 DOM
12. 2026-06-08
    days on market $79,000 Active 178 DOM
13. 2026-06-05
    days on market $79,000 Active 176 DOM
14. 2026-06-03
    days on market $79,000 Active 174 DOM
15. 2026-06-02
    days on market $79,000 Active 173 DOM
16. 2026-06-01
    days on market $79,000 Active 172 DOM
17. 2026-05-31
    days on market $79,000 Active 171 DOM
18. 2026-02-03
    price $79,000 450-char remark

    Show marketing remark (450 chars)

    Charming 3-bedroom, 1.75-bath home with great potential located on a quiet street. Enjoy a spacious fenced backyard, perfect for pets or outdoor projects, along with a welcoming covered front porch ideal for relaxing evenings. This property needs some work, offering an excellent opportunity for buyers looking to add their personal touch or invest in a value-add home. With good bones and a desirable setting, this one is ready for its next chapter.

19. 2025-12-11
    listed $84,000 Active 450-char remark

    Show marketing remark (450 chars)

    Charming 3-bedroom, 1.75-bath home with great potential located on a quiet street. Enjoy a spacious fenced backyard, perfect for pets or outdoor projects, along with a welcoming covered front porch ideal for relaxing evenings. This property needs some work, offering an excellent opportunity for buyers looking to add their personal touch or invest in a value-add home. With good bones and a desirable setting, this one is ready for its next chapter.

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$873/yr (+$73/mo · 152.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,667
• − Mortgage interest: −$4,425
• − Property taxes: −$573
• − Insurance: −$395
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,298
• Taxable income: $2,109
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $2,772/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: Miami ISD
• NCES district ID: 4830480
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $61,573
• Composite: 41.95/100
• National rank: #7103
• State rank: #479 of 1141 in TX

Livability — Miami

• Score: 62/100
• State rank: #945
• US rank: #16835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, TX
• Population (ZIP): 669

Population outlook (Roberts County) Hauer SSP2

• Today (2025): 977 people
• By 2030: 984 · +0.7%
• By 2040: 1,024 · +4.8%
• By 2050: 1,063 · +8.8%
• By 2075: 1,202 · +23.0%
• By 2100: 1,289 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 3%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Iranian 4% European 2%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 2%

Political lean MEDSL · Roberts

• 2024 margin: Solid R (+92.5) · D 3.5% · R 96.0%
• 2008→2024 swing: -8.3pp toward R · 2008: -84.2pp · 2024: -92.5pp
• All cycles: 2024: R+92.5 2020: R+93.1 2016: R+91.6 2012: R+87.2 2008: R+84.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-6.0% since first listed

2 events — show timeline

• 2026-02-03 Price Changed $79,000 AARMLS
• 2025-12-11 Listed $84,000 AARMLS

Property tax history

+9.1%/yr

Latest (2025): $573 · -6.8% YoY. Source: county tax records.