507 S 7th St · Lometa, TX 76853

$40,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 19 Days on market

0.39 ac lot $40/sqft · 60% below area

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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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special in Lometa, TX! Situated on a corner lot, this property offers solid potential for the right buyer ready to bring their vision to life. The home features a functional layout with existing cabinetry, signs of original flooring, and multiple windows providing natural light throughout. Exterior shows opportunity for improvement, with siding and trim needing attention. Interior will require significant updates, including ceiling repairs, flooring, cosmetic finishes, and likely full kitchen and bathroom renovations. The condition of the roof is unknown and may require replacement. HVAC is not present. Outbuildings on the property provide additional storage or workspace options. Located in a quiet neighborhood just minutes from local amenities, this property offers both convenience and upside. Ideal for investors, flippers, or buyers looking for a project. Property is being sold as-is. Cash buyers only. Property condition is not suitable for financing. Buyer to verify all information and complete all due diligence. Priced to sell—don’t miss this opportunity!

Key facts

• Multiple windows
• Original flooring
• Outbuildings

Tags

• CORNER LOT
• EXISTING CABINETRY
• ORIGINAL FLOORING
• MULTIPLE WINDOWS
• OUTBUILDINGS
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#755 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lometa ISD (rural): math 40% / reading 25% proficiency, ranked #969 of 1,141 in TX (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 18 units permitted in Lampasas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($277 loan paydown + $2k appreciation (6.0% local appreciation)).
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.09% ✓
• Cap rate: 25.08%
• Cash-on-cash: 67.11%
• DSCR: 3.99
• GRM: 2.7

CMA / ARV

• ARV (median comp): $99,900
• List price: $40,000
• Delta: -59.96%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 E Walnut St	0.05mi	3/1.0 (+1)	980 (-3%)	5mo	$99,900	$102	84
507 N 6th St	0.63mi	3/1.0 (+1)	972 (-4%)	2mo	$129,500	$133	58

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

Projected returns pro-forma

5.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.6%
• Equity multiple: 5.60×
• Total profit: $51,471
• Equity at exit: $25,110

10-year hold

• IRR: 71.8%
• Equity multiple: 11.74×
• Total profit: $120,300
• Equity at exit: $45,504

Cash invested: $11,200 (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 76853

• Home prices YoY: 4.8%
• Active inventory: 62
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $626

Break-even live

Break-even rent $444

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $649	-5% $638	+0% $626	+5% $615	+10% $604
Rent	-10% $529	-5% $577	+0% $626	+5% $675	+10% $724
Rate	-1.0pp $646	-0.5pp $637	base $626	+0.5pp $616	+1.0pp $605

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending 1096-char remark

   Show marketing remark (1096 chars)

   Investor special in Lometa, TX! Situated on a corner lot, this property offers solid potential for the right buyer ready to bring their vision to life. The home features a functional layout with existing cabinetry, signs of original flooring, and multiple windows providing natural light throughout. Exterior shows opportunity for improvement, with siding and trim needing attention. Interior will require significant updates, including ceiling repairs, flooring, cosmetic finishes, and likely full kitchen and bathroom renovations. The condition of the roof is unknown and may require replacement. HVAC is not present. Outbuildings on the property provide additional storage or workspace options. Located in a quiet neighborhood just minutes from local amenities, this property offers both convenience and upside. Ideal for investors, flippers, or buyers looking for a project. Property is being sold as-is. Cash buyers only. Property condition is not suitable for financing. Buyer to verify all information and complete all due diligence. Priced to sell—don’t miss this opportunity!

2. 2026-04-15
   listed $40,000 Active 1096-char remark

   Show marketing remark (1096 chars)

   Investor special in Lometa, TX! Situated on a corner lot, this property offers solid potential for the right buyer ready to bring their vision to life. The home features a functional layout with existing cabinetry, signs of original flooring, and multiple windows providing natural light throughout. Exterior shows opportunity for improvement, with siding and trim needing attention. Interior will require significant updates, including ceiling repairs, flooring, cosmetic finishes, and likely full kitchen and bathroom renovations. The condition of the roof is unknown and may require replacement. HVAC is not present. Outbuildings on the property provide additional storage or workspace options. Located in a quiet neighborhood just minutes from local amenities, this property offers both convenience and upside. Ideal for investors, flippers, or buyers looking for a project. Property is being sold as-is. Cash buyers only. Property condition is not suitable for financing. Buyer to verify all information and complete all due diligence. Priced to sell—don’t miss this opportunity!

3. 2002-09-04
   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: $1,496 · $125/mo
• Projected year-2 tax: $1,496 · $125/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,847
• − Mortgage interest: −$2,241
• − Property taxes: −$1,496
• − Insurance: −$200
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,164
• Taxable income: $7,371
• Est. tax owed @ 24.0%: −$1,769
• After-tax cash flow: $5,747/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: Lometa ISD
• NCES district ID: 4827960
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $37,735
• Composite: 29.87/100
• National rank: #11690
• State rank: #969 of 1141 in TX

Livability — Lometa

• Score: 64/100
• State rank: #755
• US rank: #13895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lometa, TX
• Population (ZIP): 1,653

Population outlook (Lampasas County) Hauer SSP2

• Today (2025): 22,114 people
• By 2030: 22,779 · +3.0%
• By 2040: 23,812 · +7.7%
• By 2050: 24,403 · +10.4%
• By 2075: 25,713 · +16.3%
• By 2100: 25,053 · +13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Lampasas

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.3%
• 2008→2024 swing: -10.5pp toward R · 2008: -49.1pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.1 2016: R+60.0 2012: R+57.8 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.99%
• Current HPI: 129.7111
• 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

3 events — show timeline

• 2026-05-04 Pending — CTXMLS
• 2026-04-15 Listed $40,000 CTXMLS
• 2002-09-04 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,496 · -2.9% YoY. Source: county tax records.