2388 County Road 4455 · McLeod, TX 75555

$103,000

4 bd · 2.0 ba · 2,084 sqft · SingleFamily public records · 30 Days on market

Built 1970 5.72 ac lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come discover true peace and tranquility in the quiet woods of Bivins, TX. With almost 6-acres of mature tall timber, this property is the perfect escape and doesn't compromise on space for the interior of the home. Over 2,000 square feet await you with a very capable kitchen and generous dining area. With 4 total bedrooms, this property allows for your whole family and all your friends to pile in and enjoy. 2 living spaces make the home flexible for your style of comfort and entertainment style. The metal roof keeps your investment protected for a lifetime. A well keeps your cost of living low with pure, natural, refreshing water. This property is being offered at a steal of a deal price,

Key facts

• Metal roof
• 2 living spaces
• Generous dining area

Tags

• CAPABLE KITCHEN
• GENEROUS DINING AREA
• 2 LIVING SPACES
• METAL ROOF
• NATURAL REFRESHING WATER

Property features AI

Finance

• Other: Property listed as real estate owned
• Financial info: Treat as clear loan type; No second mortgage indicated; Listing offers cash and conventional terms
• HOA & community: No association

Exterior

• Parking: No designated covered or carport spaces; No parking features listed
• Utilities: Electricity connected; Septic system; Well water
• Home design: Single-family residence; One story; Property is attached (per listing data)
• Construction: Brick construction; Built in 1970
• Exterior features: Acreage lot with many trees; Approximately 5.72 acres

Interior

• Kitchen: Double oven
• Bedrooms: Four bedrooms; Primary bedroom on main level (15 x 12)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cable TV available; Two living areas; One dining area; Two total rooms (listed)
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $101k (1.5% 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.
• Mcleod ISD (rural): math 60% / reading 46% proficiency, ranked #137 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mcleod El (math 54% / reading 44%, grade D, #865 of 4,322 statewide, top 21%, 165 students, 71% FRL); Mcleod Middle (math 62% / reading 42%, grade C+, #301 of 1,662 statewide, top 19%, 140 students, 54% FRL); Mcleod H S (math 70% / reading 70%, grade B, #119 of 1,632 statewide, top 9%, 109 students, 42% FRL) — zoned schools average 56% FRL vs 40% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($712 loan paydown + $6k appreciation (5.8% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,455 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.72×
• Total profit: $49,694
• Equity at exit: $63,693

10-year hold

• IRR: 24.9%
• Equity multiple: 5.51×
• Total profit: $130,088
• Equity at exit: $114,603

Cash invested: $28,840 (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 75555

• Home prices YoY: 3.6%
• Active inventory: 22
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $329

Break-even live

Break-even rent $896

Max offer price $103,000

Occupancy floor 70%

Sensitivity live

Price	-10% $387	-5% $358	+0% $329	+5% $299	+10% $270
Rent	-10% $225	-5% $277	+0% $329	+5% $380	+10% $432
Rate	-1.0pp $381	-0.5pp $355	base $329	+0.5pp $302	+1.0pp $275

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $103,000 Active 30 DOM
2. 2026-06-21
   days on market $103,000 Active 29 DOM
3. 2026-06-18
   days on market $103,000 Active 27 DOM
4. 2026-06-17
   days on market $103,000 Active 26 DOM
5. 2026-06-16
   days on market $103,000 Active 25 DOM
6. 2026-06-15
   days on market $103,000 Active 24 DOM
7. 2026-06-15
   days on market $103,000 Active 23 DOM
8. 2026-06-13
   days on market $103,000 Active 22 DOM
9. 2026-06-12
   days on market $103,000 Active 21 DOM
10. 2026-06-10
    days on market $103,000 Active 18 DOM
11. 2026-06-08
    days on market $103,000 Active 17 DOM
12. 2026-06-08
    days on market $103,000 Active 16 DOM
13. 2026-06-05
    days on market $103,000 Active 14 DOM
14. 2026-06-03
    days on market $103,000 Active 12 DOM
15. 2026-06-02
    days on market $103,000 Active 11 DOM
16. 2026-06-01
    days on market $103,000 Active 10 DOM
17. 2026-05-31
    days on market $103,000 Active 9 DOM
18. 2026-05-22
    listed $103,000 Active
19. 1998-12-29
    soldstatus
20. 1998-12-29
    soldstatus
21. 1998-12-29
    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: $1,500 · $125/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$385/yr (+$32/mo · 25.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,747
• − Mortgage interest: −$5,770
• − Property taxes: −$1,500
• − Insurance: −$515
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,996
• Taxable income: $2,447
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $3,356/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: Mcleod ISD
• NCES district ID: 4829910
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $47,675
• Composite: 45.12/100
• National rank: #2687
• State rank: #137 of 826 in TX

Livability — McLeod

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

Census & demographics

• City population: 250
• Population (ZIP): 1,508

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 1% Iranian 1% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 169.4306
• 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

4 events — show timeline

• 2026-05-22 Listed $103,000 NTREIS
• 1998-12-29 Sold (Public Records) — Public Records
• 1998-12-29 Sold (Public Records) — Public Records
• 1998-12-29 Sold (Public Records) — Public Records

Property tax history

-3.4%/yr

Latest (2025): $1,500 · +1.6% YoY. Source: county tax records.