602 Cedar St · Lott, TX 76656

$155,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 160 Days on market

Built 1915 0.29 ac lot $98/sqft · 8% above area Est $144k · 8% over

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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).

• Cash flow +14.3/30.0
• Appreciation +6.1/10.0
• DSCR +4.3/10.0
• ARV discount +3.9/15.0
• 1% rule +3.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step inside to a warm and inviting home featuring hard wood floors throughout this three bedroom two bath pier and beam home nestled in the peaceful community of Lott, TX. Discover a delightful blend of comfort and convenience in a cozy, small town feel while being just a short drive from Waco or Temple, TX. Upon entering the house you are greeted with natural light and charm of this 1915 home seeking its next owner. Spacious bedrooms with a master private bath and claw foot bathtub in secondary bathroom. Outdoors, the property shines sitting on a corner lot with ample space for gardening, recreation, or simply enjoying the Texas sunshine. Situated in a friendly neighborhood with a strong sense of community, this home offers the perfect blend of modern amenities and classic charm. Whether you're starting a new chapter or seeking a serene escape, this property is ready to welcome you with open doors. Experience the best of Lott living in this delightful residence.

Key facts

• Hard wood floors
• Claw foot bathtub
• Natural light

Tags

• HARD WOOD FLOORS
• CORNER LOT
• CLAW FOOT BATHTUB
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $28 ($340/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (15.4% below list).
• Recommended offer: $131k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#1,493 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools F, crime F.
• Rosebud-Lott ISD (rural): math 29% / reading 35% proficiency, ranked #592 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.2% local appreciation)).
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,055 (15.4% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $143,604
• List price: $155,000
• Delta: 7.94%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 E Hackberry St	0.21mi	3/2.0	1,710 (+8%)	9mo	$169,900	$99	70
117 N 9th St	0.24mi	3/2.5	1,821 (+15%)	1mo	$249,900	$137	61

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

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.32×
• Total profit: $14,092
• Equity at exit: $62,925

10-year hold

• IRR: 9.3%
• Equity multiple: 2.29×
• Total profit: $55,813
• Equity at exit: $92,007

Cash invested: $43,400 (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 76656

• Home prices YoY: 2.0%
• Active inventory: 26
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $28

Break-even live

Break-even rent $1,275

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $72	+0% $28	+5% $-16	+10% $-59
Rent	-10% $-75	-5% $-23	+0% $28	+5% $80	+10% $132
Rate	-1.0pp $106	-0.5pp $68	base $28	+0.5pp $-12	+1.0pp $-53

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $155,000 Active 160 DOM
2. 2026-06-17
   days on market $155,000 Active 159 DOM
3. 2026-06-16
   days on market $155,000 Active 158 DOM
4. 2026-06-15
   days on market $155,000 Active 157 DOM
5. 2026-06-14
   days on market $155,000 Active 155 DOM
6. 2026-06-13
   days on market $155,000 Active 154 DOM
7. 2026-06-10
   days on market $155,000 Active 152 DOM
8. 2026-06-09
   days on market $155,000 Active 151 DOM
9. 2026-06-08
   days on market $155,000 Active 150 DOM
10. 2026-06-07
    days on market $155,000 Active 149 DOM
11. 2026-06-05
    days on market $155,000 Active 146 DOM
12. 2026-06-03
    days on market $155,000 Active 145 DOM
13. 2026-06-02
    days on market $155,000 Active 144 DOM
14. 2026-06-01
    days on market $155,000 Active 143 DOM
15. 2026-05-31
    days on market $155,000 Active 142 DOM
16. 2026-05-30
    days on market $155,000 Active 141 DOM
17. 2026-04-02
    price $155,000 983-char remark

    Show marketing remark (983 chars)

    Step inside to a warm and inviting home featuring hard wood floors throughout this three bedroom two bath pier and beam home nestled in the peaceful community of Lott, TX. Discover a delightful blend of comfort and convenience in a cozy, small town feel while being just a short drive from Waco or Temple, TX. Upon entering the house you are greeted with natural light and charm of this 1915 home seeking its next owner. Spacious bedrooms with a master private bath and claw foot bathtub in secondary bathroom. Outdoors, the property shines sitting on a corner lot with ample space for gardening, recreation, or simply enjoying the Texas sunshine. Situated in a friendly neighborhood with a strong sense of community, this home offers the perfect blend of modern amenities and classic charm. Whether you're starting a new chapter or seeking a serene escape, this property is ready to welcome you with open doors. Experience the best of Lott living in this delightful residence.

18. 2026-01-09
    listed $170,000 Active 983-char remark

    Show marketing remark (983 chars)

    Step inside to a warm and inviting home featuring hard wood floors throughout this three bedroom two bath pier and beam home nestled in the peaceful community of Lott, TX. Discover a delightful blend of comfort and convenience in a cozy, small town feel while being just a short drive from Waco or Temple, TX. Upon entering the house you are greeted with natural light and charm of this 1915 home seeking its next owner. Spacious bedrooms with a master private bath and claw foot bathtub in secondary bathroom. Outdoors, the property shines sitting on a corner lot with ample space for gardening, recreation, or simply enjoying the Texas sunshine. Situated in a friendly neighborhood with a strong sense of community, this home offers the perfect blend of modern amenities and classic charm. Whether you're starting a new chapter or seeking a serene escape, this property is ready to welcome you with open doors. Experience the best of Lott living in this delightful residence.

19. 2018-04-09
    historical
20. 2017-12-27
    listed $51,900
21. 2004-09-08
    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: $1,555 · $130/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,281/yr (+$107/mo · 82.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,727
• − Mortgage interest: −$8,682
• − Property taxes: −$1,555
• − Insurance: −$775
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,509
• Taxable loss: −$2,311
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $894/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: Rosebud-Lott ISD
• NCES district ID: 4837900
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $37,597
• Composite: 26.66/100
• National rank: #7167
• State rank: #592 of 826 in TX

Livability — Lott

• Score: 50/100
• State rank: #1493
• US rank: #25506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lott, TX
• Population (ZIP): 2,478

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 110.3456
• 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

+198.7% since first listed

5 events — show timeline

• 2026-04-02 Price Changed $155,000 NTREIS
• 2026-01-09 Listed $170,000 NTREIS
• 2018-04-09 Listing Removed — CTXMLS
• 2017-12-27 Listed $51,900 CTXMLS
• 2004-09-08 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,555 · +12.9% YoY. Source: county tax records.