14103 County Rd 2214 · Fluvanna, TX 79517

$79,000

3 bd · 1.0 ba · 1,828 sqft · SingleFamily public records · 138 Days on market

Built 1955 0.34 ac lot ↓ 7% 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 +5.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3 bed 2 bath home in Fluvanna has over 1,800 sq ft and a lot of potential. This home is priced for investment and sits on 0.34 acres with lots of space and potential for someone to renovate, add value and build equity. Come see the potential for yourself!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Attached garage; Attached carport; 2 garage spaces
• Utilities: Private sewer; Water source: see remarks
• Home design: Single-family residence; One story
• Construction: Frame construction; Pillar/post/pier foundation; Composition roof
• Exterior features: Interior lot; Paved road frontage on a county road; Publicly maintained road; Fencing: Other; Composition roof

Interior

• Kitchen: Electric range; Electric water heater
• Flooring: Carpet; Hardwood; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Window coverings
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Snyder ISD (town): math 33% / reading 31% proficiency, ranked #577 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Snyder Int (math 42% / reading 28%, grade F, #1,965 of 4,322 statewide, top 46%, 362 students, 70% FRL); Snyder J H (math 24% / reading 27%, grade F, #1,236 of 1,662 statewide, top 76%, 594 students, 74% FRL); Snyder H S (math 27% / reading 40%, grade F, #1,011 of 1,632 statewide, top 63%, 709 students, 62% FRL) — zoned schools average 68% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 32 units permitted in Scurry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• Scurry County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/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 138 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 1955 — 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. 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: 1.58% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.99%
• DSCR: 2.07
• GRM: 5.3

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: 30.1%
• Equity multiple: 2.70×
• Total profit: $37,705
• Equity at exit: $35,522

10-year hold

• IRR: 30.5%
• Equity multiple: 5.29×
• Total profit: $94,786
• 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 79517

• Active inventory: 3
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $442

Break-even live

Break-even rent $690

Max offer price $79,000

Occupancy floor 60%

Sensitivity live

Price	-10% $487	-5% $465	+0% $442	+5% $420	+10% $398
Rent	-10% $344	-5% $393	+0% $442	+5% $492	+10% $541
Rate	-1.0pp $482	-0.5pp $462	base $442	+0.5pp $422	+1.0pp $401

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 138 DOM
2. 2026-06-18
   days on market $79,000 Active 136 DOM
3. 2026-06-17
   days on market $79,000 Active 135 DOM
4. 2026-06-16
   days on market $79,000 Active 134 DOM
5. 2026-06-15
   days on market $79,000 Active 133 DOM
6. 2026-06-15
   days on market $79,000 Active 132 DOM
7. 2026-06-13
   days on market $79,000 Active 131 DOM
8. 2026-06-12
   days on market $79,000 Active 130 DOM
9. 2026-06-09
   days on market $79,000 Active 127 DOM
10. 2026-06-08
    days on market $79,000 Active 126 DOM
11. 2026-06-08
    days on market $79,000 Active 125 DOM
12. 2026-06-07
    days on market $79,000 Active 124 DOM
13. 2026-06-03
    days on market $79,000 Active 121 DOM
14. 2026-06-02
    days on market $79,000 Active 120 DOM
15. 2026-06-01
    days on market $79,000 Active 119 DOM
16. 2026-05-31
    days on market $79,000 Active 118 DOM
17. 2026-03-17
    price $79,000
18. 2026-02-02
    listed $85,000 Active
19. 2004-09-24
    soldstatus

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$267/yr (+$22/mo · 22.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,003
• − Mortgage interest: −$4,425
• − Property taxes: −$1,178
• − Insurance: −$395
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,298
• Taxable income: $4,306
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $4,274/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: Snyder ISD
• NCES district ID: 4840650
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $48,075
• Composite: 27.69/100
• National rank: #6912
• State rank: #577 of 826 in TX

Livability — Fluvanna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fluvanna, TX
• Population (ZIP): 114

Population outlook (Scurry County) Hauer SSP2

• Today (2025): 18,819 people
• By 2030: 19,548 · +3.9%
• By 2040: 21,178 · +12.5%
• By 2050: 22,980 · +22.1%
• By 2075: 27,055 · +43.8%
• By 2100: 28,065 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Hispanic / Latino 46%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 39% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · Scurry

• 2024 margin: Solid R (+73.6) · D 12.8% · R 86.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -59.7pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+71.0 2016: R+69.8 2012: R+65.4 2008: R+59.7

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

-7.1% since first listed

3 events — show timeline

• 2026-03-17 Price Changed $79,000 SAAR TX
• 2026-02-02 Listed $85,000 SAAR TX
• 2004-09-24 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,178 · +3.1% YoY. Source: county tax records.