511 S Live Oak St · Mason, TX 76856

$175,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 2 Days on market

Built 1947 0.27 ac lot $140/sqft · 35% below area Est $268k · 35% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• Schools +5.0/10.0
• Cash flow +4.9/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Atttractive three bedroom home with two baths and two large carports. Home has been up-dated with decorative accents. Convenient to Mason Square and located in highly rated Mason school district. Large walk in pantry. Lots of closets and storage areas. Large fenced back yard. Nicely landscaped front yard. Heat and air are mini splits.

Key facts

• Metal roof
• Ample cabinetry
• Two-car carport

Tags

• EN-SUITE BATHROOM
• FREESTANDING SOAKING TUB
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• METAL ROOF
• TWO-CAR CARPORT

Property features AI

Exterior

• Parking: Attached concrete parking
• Utilities: Public sewer
• Home design: Single-family residence; Cottage/Traditional style; 1 story
• Construction: Block construction; Metal roof
• Exterior features: Level lot; Publicly maintained road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Ceiling fans; Window air conditioning unit(s); Wall air conditioning unit(s)
• Interior features: Walk-in closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (42.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (44.7% below list).
• Recommended offer: $97k (44.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#662 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mason ISD (rural): math 57% / reading 63% proficiency, ranked #76 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mason El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 291 students, 50% FRL); Mason J H (math 52% / reading 62%, grade B, #212 of 1,662 statewide, top 13%, 204 students, 48% FRL); Mason H S (math 72% / reading 64%, grade B, #147 of 1,632 statewide, top 9%, 214 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 99 active listings in the ZIP; 4 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.6% local appreciation)).
• Mason County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,855 (44.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.55% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.30%
• DSCR: 0.54
• GRM: 15.1

CMA / ARV

• ARV (median comp): $267,894
• List price: $175,000
• Delta: -34.68%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.20×
• Total profit: $9,793
• Equity at exit: $95,181

10-year hold

• IRR: 6.1%
• Equity multiple: 2.12×
• Total profit: $54,654
• Equity at exit: $161,062

Cash invested: $49,000 (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 76856

• Home prices YoY: 2.3%
• Active inventory: 99
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-421

Break-even live

Break-even rent $1,501

Max offer price $100,690

Occupancy floor —

Sensitivity live

Price	-10% $-322	-5% $-371	+0% $-421	+5% $-470	+10% $-520
Rent	-10% $-497	-5% $-459	+0% $-421	+5% $-382	+10% $-344
Rate	-1.0pp $-333	-0.5pp $-376	base $-421	+0.5pp $-466	+1.0pp $-512

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on marketlisting id $175,000 Active 2 DOM
2. 2026-06-19
   days on market $175,000 Active 164 DOM
3. 2026-06-18
   days on market $175,000 Active 163 DOM
4. 2026-06-17
   days on market $175,000 Active 162 DOM
5. 2026-06-16
   days on market $175,000 Active 161 DOM
6. 2026-06-15
   days on market $175,000 Active 160 DOM
7. 2026-06-14
   days on market $175,000 Active 158 DOM
8. 2026-06-12
   days on market $175,000 Active 157 DOM
9. 2026-06-09
   days on market $175,000 Active 154 DOM
10. 2026-06-08
    days on market $175,000 Active 153 DOM
11. 2026-06-07
    days on market $175,000 Active 152 DOM
12. 2026-06-07
    days on market $175,000 Active 151 DOM
13. 2026-06-03
    days on market $175,000 Active 148 DOM
14. 2026-06-02
    days on market $175,000 Active 147 DOM
15. 2026-06-01
    days on market $175,000 Active 146 DOM
16. 2026-05-31
    days on market $175,000 Active 145 DOM
17. 2026-05-30
    days on market $175,000 Active 144 DOM
18. 2026-05-15
    price $198,000 1222-char remark
19. 2026-04-14
    price $210,995 1222-char remark
20. 2026-03-15
    price $220,995 1222-char remark
21. 2026-03-05
    price $229,995 1222-char remark
22. 2026-01-06
    listed $239,995 Active 1222-char remark
23. 2020-12-02
    soldstatus 336-char remark

    Show marketing remark (336 chars)

    Atttractive three bedroom home with two baths and two large carports. Home has been up-dated with decorative accents. Convenient to Mason Square and located in highly rated Mason school district. Large walk in pantry. Lots of closets and storage areas. Large fenced back yard. Nicely landscaped front yard. Heat and air are mini splits.

24. 2020-05-12
    soldstatus
25. 2020-03-18
    listed $154,000 336-char remark

    Show marketing remark (336 chars)

    Atttractive three bedroom home with two baths and two large carports. Home has been up-dated with decorative accents. Convenient to Mason Square and located in highly rated Mason school district. Large walk in pantry. Lots of closets and storage areas. Large fenced back yard. Nicely landscaped front yard. Heat and air are mini splits.

ⓘ 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: $2,342 · $195/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$860/yr (+$72/mo · 36.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 19 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: $11,623
• − Mortgage interest: −$9,803
• − Property taxes: −$2,342
• − Insurance: −$875
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$5,091
• Taxable loss: −$8,348
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $-3,044/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: Mason ISD
• NCES district ID: 4829280
• Math proficiency: 57% ▲ 2.00%
• Reading proficiency: 63% ▲ 1.00%
• Median HH income: $40,797
• Composite: 50.18/100
• National rank: #1898
• State rank: #76 of 826 in TX

Livability — Mason

• Score: 65/100
• State rank: #662
• US rank: #12456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mason, TX
• Population (ZIP): 3,525

Population outlook (Mason County) Hauer SSP2

• Today (2025): 3,979 people
• By 2030: 3,930 · -1.2%
• By 2040: 3,836 · -3.6%
• By 2050: 3,838 · -3.5%
• By 2075: 4,230 · +6.3%
• By 2100: 4,260 · +7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 23% Two or more races 8%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 81% English-only · Spanish 18% Other Indo-European 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+65.0) · D 17.2% · R 82.2%
• 2008→2024 swing: -18.0pp toward R · 2008: -47.1pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+62.0 2016: R+63.5 2012: R+60.1 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.62%
• Current HPI: 206.7593
• 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

+13.6% since first listed

10 events — show timeline

• 2026-06-20 Listed $175,000 CHCMLS
• 2026-05-28 Price Changed $175,000 CHCMLS
• 2026-05-15 Price Changed $198,000 CHCMLS
• 2026-04-14 Price Changed $210,995 CHCMLS
• 2026-03-15 Price Changed $220,995 CHCMLS
• 2026-03-05 Price Changed $229,995 CHCMLS
• 2026-01-06 Listed $239,995 CHCMLS
• 2020-12-02 Sold (MLS) — CHCMLS
• 2020-05-12 Sold (Public Records) — Public Records
• 2020-03-18 Listed $154,000 CHCMLS

Property tax history

+6.7%/yr

Latest (2025): $2,342 · -11.0% YoY. Source: county tax records.