708 East 10th · Cameron, TX 76570

$179,000

4 bd · 2.0 ba · 1,962 sqft · SingleFamily public records · 420 Days on market

Built 1940 0.32 ac lot $91/sqft · 22% below area Est $231k · 22% under ↓ 8% since listing

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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
• Cash flow +6.4/30.0
• Appreciation +5.8/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.7/10.0

Key facts

• 0.32 acre lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (32.4% below list).
• Recommended offer: $121k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.9% in Cameron — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#812 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Cameron ISD (rural): math 44% / reading 44% proficiency, ranked #312 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 77 units permitted in Milam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 420 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,972 (32.4% 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. It's been on market 420 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.68% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.47%
• DSCR: 0.67
• GRM: 12.3

CMA / ARV

• ARV (median comp): $230,813
• List price: $179,000
• Delta: -22.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Burkett Cir	0.32mi	3/2.0 (-1)	1,944 (-1%)	0mo	$230,000	$118	78
1410 N Cleveland Ave	0.33mi	3/2.0 (-1)	2,044 (+4%)	12mo	$280,000	$137	62
606 E 6th St	0.22mi	3/1.5 (-1)	1,722 (-12%)	3mo	$250,000	$145	60
701 E 15th St	0.24mi	3/1.0 (-1)	1,764 (-10%)	8mo	$150,000	$85	56
1506 Washington St	0.31mi	3/2.0 (-1)	1,742 (-11%)	9mo	$407,340	$234	55
605 N Lee Ave	0.22mi	4/2.0	1,728 (-12%)	24mo	$196,900	$114	50
507 E 1st St	0.52mi	3/2.0 (-1)	2,200 (+12%)	1mo	$193,500	$88	49

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

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.79×
• Total profit: $-10,629
• Equity at exit: $67,332

10-year hold

• IRR: 1.0%
• Equity multiple: 1.13×
• Total profit: $6,337
• Equity at exit: $94,506

Cash invested: $50,120 (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 76570

• Home prices YoY: 1.0%
• Active inventory: 27
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$254 /mo · $3,051/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-312

Break-even live

Break-even rent $1,605

Max offer price $123,904

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $179,000 Active 420 DOM
2. 2026-06-17
   days on market $179,000 Active 419 DOM
3. 2026-06-16
   days on market $179,000 Active 418 DOM
4. 2026-06-15
   days on market $179,000 Active 417 DOM
5. 2026-06-13
   days on market $179,000 Active 415 DOM
6. 2026-06-12
   days on market $179,000 Active 414 DOM
7. 2026-06-09
   days on market $179,000 Active 411 DOM
8. 2026-06-08
   days on market $179,000 Active 410 DOM
9. 2026-06-08
   days on market $179,000 Active 409 DOM
10. 2026-06-05
    days on market $179,000 Active 407 DOM
11. 2026-06-03
    days on market $179,000 Active 405 DOM
12. 2026-06-02
    days on market $179,000 Active 404 DOM
13. 2026-06-01
    days on market $179,000 Active 403 DOM
14. 2026-05-31
    days on market $179,000 Active 402 DOM
15. 2026-05-20
    price $179,000
16. 2025-09-02
    price $189,500
17. 2025-04-24
    listed $195,500 Active
18. 2013-02-22
    soldstatus
19. 2004-08-05
    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: $3,051 · $254/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$224/yr (+$19/mo · 7.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $14,517
• − Mortgage interest: −$10,027
• − Property taxes: −$3,051
• − Insurance: −$895
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$5,207
• Taxable loss: −$6,987
• Est. tax savings @ 24.0%: +$1,677
• After-tax cash flow: $-2,066/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: Cameron ISD
• NCES district ID: 4812640
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $37,973
• Composite: 36.67/100
• National rank: #4611
• State rank: #312 of 826 in TX

Livability — Cameron

• Score: 64/100
• State rank: #812
• US rank: #14747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron, TX
• Population (ZIP): 2,506

Population outlook (Milam County) Hauer SSP2

• Today (2025): 24,051 people
• By 2030: 23,613 · -1.8%
• By 2040: 22,693 · -5.6%
• By 2050: 21,879 · -9.0%
• By 2075: 20,974 · -12.8%
• By 2100: 19,414 · -19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 16% Two or more races 14%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Serbian 10% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Milam

• 2024 margin: Solid R (+57.3) · D 21.0% · R 78.3%
• 2008→2024 swing: -31.3pp toward R · 2008: -26.0pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+51.9 2016: R+49.9 2012: R+34.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 164.6726
• 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

-8.4% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $179,000 CTXMLS
• 2025-09-02 Price Changed $189,500 CTXMLS
• 2025-04-24 Listed $195,500 CTXMLS
• 2013-02-22 Sold (Public Records) — Public Records
• 2004-08-05 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,051 · +5.2% YoY. Source: county tax records.