386 County Road 812 · Sylvester, TX 79560

$24,900

1 bd · 1.0 ba · 924 sqft · SingleFamily public records · 120 Days on market

Built 1934 0.32 ac lot

---

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 +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unlock the Potential in Sylvester! Calling all investors, flippers, and visionaries! This small-frame home, situated on two spacious lots, is a diamond in the rough waiting for a complete transformation. Located within the quiet city limits of Sylvester, Texas just three blocks north of the highway this property offers the perfect canvas for a full rehab or a fresh start. With two lots included, you have ample space for expansion, large-scale gardening, or additional outbuildings. Whether you are looking to create a cozy rental, a minimalist retreat, or a fix-and-flip opportunity, the bones are here and the possibilities are endless. Properties at this price point with double-lot potential don't last long. Bring your tools, your vision, and take advantage of this West Texas opportunity! Property being sold AS IS!

Key facts

• Two spacious lots
• Double-lot potential
• 0.32 acre lot

Tags

• TWO SPACIOUS LOTS
• AMPLE SPACE FOR EXPANSION
• LARGE-SCALE GARDENING
• ADDITIONAL OUTBUILDINGS
• FIX-AND-FLIP OPPORTUNITY
• DOUBLE-LOT POTENTIAL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $25k).
• Recommended offer: $23k (9.0% 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.
• Roby CISD (rural): math 40% / reading 35% proficiency, ranked #814 of 1,141 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roby Cisd (math 27% / reading 37%, 319 students, 54% FRL).
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $919 of equity ($172 loan paydown + $747 appreciation (3.0% local appreciation)).
• Fisher County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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: 3.50% ✓
• Cap rate: 31.29%
• Cash-on-cash: 89.28%
• DSCR: 4.97
• GRM: 2.4

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: 93.6%
• Equity multiple: 6.17×
• Total profit: $36,047
• Equity at exit: $11,196

10-year hold

• IRR: 93.1%
• Equity multiple: 12.77×
• Total profit: $82,045
• Equity at exit: $17,255

Cash invested: $6,972 (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 79560

• Active inventory: 4
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $519

Break-even live

Break-even rent $214

Max offer price $24,900

Occupancy floor 35%

Sensitivity live

Price	-10% $533	-5% $526	+0% $519	+5% $512	+10% $505
Rent	-10% $450	-5% $484	+0% $519	+5% $553	+10% $588
Rate	-1.0pp $531	-0.5pp $525	base $519	+0.5pp $512	+1.0pp $506

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $24,900 Active 120 DOM
2. 2026-06-21
   days on market $24,900 Active 119 DOM
3. 2026-06-18
   days on market $24,900 Active 117 DOM
4. 2026-06-17
   days on market $24,900 Active 116 DOM
5. 2026-06-16
   days on market $24,900 Active 115 DOM
6. 2026-06-15
   days on market $24,900 Active 114 DOM
7. 2026-06-15
   days on market $24,900 Active 113 DOM
8. 2026-06-13
   days on market $24,900 Active 112 DOM
9. 2026-06-12
   days on market $24,900 Active 111 DOM
10. 2026-06-09
    days on market $24,900 Active 108 DOM
11. 2026-06-08
    days on market $24,900 Active 107 DOM
12. 2026-06-08
    days on market $24,900 Active 106 DOM
13. 2026-06-05
    days on market $24,900 Active 104 DOM
14. 2026-06-03
    days on market $24,900 Active 102 DOM
15. 2026-06-02
    days on market $24,900 Active 101 DOM
16. 2026-06-01
    days on market $24,900 Active 100 DOM
17. 2026-05-31
    days on market $24,900 Active 99 DOM
18. 2026-02-20
    listed $24,900 Active 836-char remark

    Show marketing remark (836 chars)

    Unlock the Potential in Sylvester! Calling all investors, flippers, and visionaries! This small-frame home, situated on two spacious lots, is a diamond in the rough waiting for a complete transformation. Located within the quiet city limits of Sylvester, Texas just three blocks north of the highway this property offers the perfect canvas for a full rehab or a fresh start. With two lots included, you have ample space for expansion, large-scale gardening, or additional outbuildings. Whether you are looking to create a cozy rental, a minimalist retreat, or a fix-and-flip opportunity, the bones are here and the possibilities are endless. Properties at this price point with double-lot potential don't last long. Bring your tools, your vision, and take advantage of this West Texas opportunity! Property being sold AS IS!

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$114/yr (+$10/mo · 33.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $10,452
• − Mortgage interest: −$1,395
• − Property taxes: −$341
• − Insurance: −$124
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$724
• Taxable income: $6,195
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $4,738/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: Roby CISD
• NCES district ID: 4837470
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,766
• Composite: 34.36/100
• National rank: #10197
• State rank: #814 of 1141 in TX

Livability — Sylvester

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

Census & demographics

• Census place: Sylvester, TX
• Population (ZIP): 23

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: Highly diverse neighborhood (Simpson 0.88)
• Race & ethnicity: Two or more races 65% White 35%
• Common ancestry: Italian 52% Serbian 17%

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: —
• 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

1 event — show timeline

• 2026-02-20 Listed $24,900 NTREIS

Property tax history

+5.9%/yr

Latest (2025): $341 · -10.6% YoY. Source: county tax records.