602 E Beauregard St · Rotan, TX 79546

$99,999

3 bd · 1.0 ba · 2,320 sqft · SingleFamily public records · 427 Days on market

Built 1940 0.32 ac lot $43/sqft · 9% below area Est $110k · 9% under ↓ 39% since listing

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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 +17.1/30.0
• ARV discount +11.6/15.0
• 1% rule +7.2/10.0
• DSCR +5.3/10.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-In Ready Home! This is a well maintained home in the heart of Rotan. Three Bedroom, Two Bath house with a HUGE laundry, utility room. All appliances stay in the kitchen and utility room. City Sewer and City Water plus a well with a sprinkler system on a larger corner lot. There is a storm cellar with electric. Beautiful plantation shutters in the living room and dining area. A workspace in the garage as well iwth an apartment on the back of the garage. The apartment has a bedroom, kitchen and bathroom. Call or text listing agent for a showing!

Key facts

• Plantation shutters
• 0.32 acre lot
• 2 garage spots

Tags

• HUGE LAUNDRY UTILITY ROOM
• CITY SEWER AND CITY WATER
• WELL WITH A SPRINKLER SYSTEM
• STORM CELLAR WITH ELECTRIC
• PLANTATION SHUTTERS
• WORKSPACE IN THE GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $69 ($826/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,123 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: health & safety C-, schools D+, employment D.
• Rotan ISD (rural): math 50% / reading 50% proficiency, ranked #405 of 1,141 in TX (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $691 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Fisher County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 427 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 427 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.22% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 6.9

CMA / ARV

• ARV (median comp): $110,024
• List price: $99,999
• Delta: -9.11%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 E Beauregard St	0.04mi	4/2.0 (+1)	2,194 (-5%)	1mo	$135,000	$62	79
902 E Burnside St	0.22mi	3/2.0	2,221 (-4%)	1mo	$235,000	$106	78
411 N Mckinley	0.35mi	3/1.5	2,274 (-2%)	3mo	$99,999	$44	76
807 N Morris Ave	0.49mi	3/2.0	2,248 (-3%)	9mo	$84,900	$38	61
605 N Cleveland Ave	0.47mi	3/2.0	2,340 (+1%)	21mo	$150,000	$64	55
1106 E Mcarthur St	0.44mi	3/2.0	2,112 (-9%)	15mo	$160,000	$76	48

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

Projected returns pro-forma

-1.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.82×
• Total profit: $-4,933
• Equity at exit: $22,084

10-year hold

• IRR: 3.2%
• Equity multiple: 1.29×
• Total profit: $8,122
• Equity at exit: $21,482

Cash invested: $28,000 (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 79546

• Home prices YoY: -1.8%
• Active inventory: 17
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$326 /mo · $3,912/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $69

Break-even live

Break-even rent $1,129

Max offer price $99,999

Occupancy floor 89%

Sensitivity live

Price	-10% $125	-5% $97	+0% $69	+5% $41	+10% $12
Rent	-10% $-27	-5% $21	+0% $69	+5% $117	+10% $165
Rate	-1.0pp $119	-0.5pp $94	base $69	+0.5pp $43	+1.0pp $17

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $99,999 Active 427 DOM
2. 2026-06-18
   days on market $99,999 Active 425 DOM
3. 2026-06-17
   days on market $99,999 Active 424 DOM
4. 2026-06-16
   days on market $99,999 Active 423 DOM
5. 2026-06-15
   days on market $99,999 Active 422 DOM
6. 2026-06-15
   days on market $99,999 Active 421 DOM
7. 2026-06-13
   days on market $99,999 Active 420 DOM
8. 2026-06-12
   days on market $99,999 Active 419 DOM
9. 2026-06-09
   days on market $99,999 Active 416 DOM
10. 2026-06-08
    days on market $99,999 Active 415 DOM
11. 2026-06-08
    days on market $99,999 Active 414 DOM
12. 2026-06-05
    days on market $99,999 Active 412 DOM
13. 2026-06-03
    days on market $99,999 Active 410 DOM
14. 2026-06-02
    days on market $99,999 Active 409 DOM
15. 2026-06-01
    days on market $99,999 Active 408 DOM
16. 2026-05-31
    days on market $99,999 Active 407 DOM
17. 2025-10-24
    status Active 561-char remark

    Show marketing remark (561 chars)

    Move-In Ready Home! This is a well maintained home in the heart of Rotan. Three Bedroom, Two Bath house with a HUGE laundry, utility room. All appliances stay in the kitchen and utility room. City Sewer and City Water plus a well with a sprinkler system on a larger corner lot. There is a storm cellar with electric. Beautiful plantation shutters in the living room and dining area. A workspace in the garage as well iwth an apartment on the back of the garage. The apartment has a bedroom, kitchen and bathroom. Call or text listing agent for a showing!

18. 2025-10-13
    historical Active Option Contract 561-char remark

    Show marketing remark (561 chars)

    Move-In Ready Home! This is a well maintained home in the heart of Rotan. Three Bedroom, Two Bath house with a HUGE laundry, utility room. All appliances stay in the kitchen and utility room. City Sewer and City Water plus a well with a sprinkler system on a larger corner lot. There is a storm cellar with electric. Beautiful plantation shutters in the living room and dining area. A workspace in the garage as well iwth an apartment on the back of the garage. The apartment has a bedroom, kitchen and bathroom. Call or text listing agent for a showing!

19. 2025-10-08
    price $99,999 561-char remark

    Show marketing remark (561 chars)

    Move-In Ready Home! This is a well maintained home in the heart of Rotan. Three Bedroom, Two Bath house with a HUGE laundry, utility room. All appliances stay in the kitchen and utility room. City Sewer and City Water plus a well with a sprinkler system on a larger corner lot. There is a storm cellar with electric. Beautiful plantation shutters in the living room and dining area. A workspace in the garage as well iwth an apartment on the back of the garage. The apartment has a bedroom, kitchen and bathroom. Call or text listing agent for a showing!

20. 2025-05-23
    status Active 561-char remark

    Show marketing remark (561 chars)

    Move-In Ready Home! This is a well maintained home in the heart of Rotan. Three Bedroom, Two Bath house with a HUGE laundry, utility room. All appliances stay in the kitchen and utility room. City Sewer and City Water plus a well with a sprinkler system on a larger corner lot. There is a storm cellar with electric. Beautiful plantation shutters in the living room and dining area. A workspace in the garage as well iwth an apartment on the back of the garage. The apartment has a bedroom, kitchen and bathroom. Call or text listing agent for a showing!

21. 2025-05-19
    historical Active Option Contract 561-char remark

    Show marketing remark (561 chars)

    Move-In Ready Home! This is a well maintained home in the heart of Rotan. Three Bedroom, Two Bath house with a HUGE laundry, utility room. All appliances stay in the kitchen and utility room. City Sewer and City Water plus a well with a sprinkler system on a larger corner lot. There is a storm cellar with electric. Beautiful plantation shutters in the living room and dining area. A workspace in the garage as well iwth an apartment on the back of the garage. The apartment has a bedroom, kitchen and bathroom. Call or text listing agent for a showing!

22. 2025-04-17
    listed $129,900 Active 561-char remark

    Show marketing remark (561 chars)

    Move-In Ready Home! This is a well maintained home in the heart of Rotan. Three Bedroom, Two Bath house with a HUGE laundry, utility room. All appliances stay in the kitchen and utility room. City Sewer and City Water plus a well with a sprinkler system on a larger corner lot. There is a storm cellar with electric. Beautiful plantation shutters in the living room and dining area. A workspace in the garage as well iwth an apartment on the back of the garage. The apartment has a bedroom, kitchen and bathroom. Call or text listing agent for a showing!

23. 2025-02-24
    historical
24. 2024-10-01
    listed $149,000 Active
25. 2024-06-30
    historical
26. 2024-02-28
    price $159,000
27. 2024-01-30
    listed $165,000 Active
28. 2023-04-28
    historical
29. 2022-11-28
    listed $165,000 Active
30. 2022-01-12
    soldstatus Sold
31. 2022-01-12
    soldstatus
32. 2021-12-19
    status Pending
33. 2021-11-26
    listed $165,000 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: $3,912 · $326/mo
• Projected year-2 tax: $3,912 · $326/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 3/10 Moderate
• 🌡 Heat 6/10 Major 4 d/yr ≥106°F today · 12 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,596
• − Mortgage interest: −$5,601
• − Property taxes: −$3,912
• − Insurance: −$500
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,909
• Taxable loss: −$661
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $985/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: Rotan ISD
• NCES district ID: 4838040
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $36,634
• Composite: 43.53/100
• National rank: #6447
• State rank: #405 of 1141 in TX

Livability — Rotan

• Score: 59/100
• State rank: #1123
• US rank: #19812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rotan, TX
• Population (ZIP): 1,662

Population outlook (Fisher County) Hauer SSP2

• Today (2025): 3,732 people
• By 2030: 3,677 · -1.5%
• By 2040: 3,556 · -4.7%
• By 2050: 3,469 · -7.0%
• By 2075: 3,429 · -8.1%
• By 2100: 3,196 · -14.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 39% Two or more races 19% Black 5%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Fisher

• 2024 margin: Solid R (+63.3) · D 18.0% · R 81.3%
• 2008→2024 swing: -41.1pp toward R · 2008: -22.2pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.0 2016: R+50.1 2012: R+35.8 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.43%
• Current HPI: 78.1423
• 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

-39.4% since first listed

17 events — show timeline

• 2025-10-24 Relisted — NTREIS
• 2025-10-13 Contingent — NTREIS
• 2025-10-08 Price Changed $99,999 NTREIS
• 2025-05-23 Relisted — NTREIS
• 2025-05-19 Contingent — NTREIS
• 2025-04-17 Listed $129,900 NTREIS
• 2025-02-24 Listing Removed — NTREIS
• 2024-10-01 Listed $149,000 NTREIS
• 2024-06-30 Listing Removed — NTREIS
• 2024-02-28 Price Changed $159,000 NTREIS
• 2024-01-30 Listed $165,000 NTREIS
• 2023-04-28 Listing Removed — NTREIS
• 2022-11-28 Listed $165,000 NTREIS
• 2022-01-12 Sold (Public Records) — Public Records
• 2022-01-12 Sold (MLS) — NTREIS
• 2021-12-19 Pending — NTREIS
• 2021-11-26 Listed $165,000 NTREIS

Property tax history

+6.4%/yr

Latest (2025): $3,912 · +14.2% YoY. Source: county tax records.