112 College Ave · Oglesby, TX 76561

$119,500

2 bd · 1.0 ba · 986 sqft · Townhouse · 360 Days on market

Built 1945 0.49 ac lot $121/sqft · 45% below area Est $216k · 45% under ↓ 11% since listing

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Why this score? — see what drove the C- 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 +11.1/30.0
• Appreciation +6.9/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all INVESTORS- This property has an extra lot w/ electric, water & gas access; check with city ordinances/restrictions if you want to move in a mobile/manufactured/tiny home for inlaws or build a home. Curb appeal abounds for this lovely little cottage w/ a great 9 x 35 concrete front porch. 2/1/1 home, 4 sheds, completely fenced AND an extra . 33 AC adjacent lot is included in this sale! It's messy inside right now but look beyond that & the sticky paper on the refrigerator, walls & other areas! Picture how you will decorate & what kind of dream home you can turn this affordable gem in to! Spacious LV, ornate fans and crown molding. Home has hardwood floors,

Key facts

• 0.49 acre lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $-48 ($-572/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (17.6% below list).
• Recommended offer: $98k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,057 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Oglesby ISD (rural): math 30% / reading 30% proficiency, ranked #992 of 1,141 in TX (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($826 loan paydown + $4k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 360 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate 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 $98,498 (17.6% 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 360 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — 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. 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?
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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $216,317
• List price: $119,500
• Delta: -44.76%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.48×
• Total profit: $16,109
• Equity at exit: $58,772

10-year hold

• IRR: 10.3%
• Equity multiple: 2.67×
• Total profit: $55,964
• Equity at exit: $94,705

Cash invested: $33,460 (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 76561

• Home prices YoY: 1.7%
• Active inventory: 40
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-48

Break-even live

Break-even rent $1,045

Max offer price $112,597

Occupancy floor 100%

Sensitivity live

Price	-10% $35	-5% $-6	+0% $-48	+5% $-89	+10% $-130
Rent	-10% $-126	-5% $-87	+0% $-48	+5% $-9	+10% $30
Rate	-1.0pp $12	-0.5pp $-17	base $-48	+0.5pp $-79	+1.0pp $-110

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $119,500 Active 360 DOM
2. 2026-06-18
   days on market $119,500 Active 357 DOM
3. 2026-06-17
   days on market $119,500 Active 356 DOM
4. 2026-06-16
   days on market $119,500 Active 355 DOM
5. 2026-06-15
   days on market $119,500 Active 354 DOM
6. 2026-06-14
   days on market $119,500 Active 352 DOM
7. 2026-06-10
   days on market $119,500 Active 349 DOM
8. 2026-06-09
   days on market $119,500 Active 348 DOM
9. 2026-06-08
   days on market $119,500 Active 347 DOM
10. 2026-06-07
    statusdays on market $119,500 Active 346 DOM
11. 2026-04-20
    status Active
12. 2026-03-14
    status Active
13. 2026-02-05
    status Active
14. 2025-07-29
    price
15. 2025-07-29
    price $119,500
16. 2025-05-26
    price $125,000
17. 2025-05-10
    price $125,000
18. 2025-05-10
    price
19. 2025-04-07
    status Active
20. 2025-03-12
    status Active
21. 2025-03-12
    historical
22. 2025-03-07
    listed $135,000 Active
23. 2025-03-07
    historical
24. 2025-03-07
    listed $135,000 Active
25. 2025-03-07
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $11,820
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$3,476
• Taxable loss: −$2,632
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $59/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: Oglesby ISD
• NCES district ID: 4833420
• Math proficiency: 30% ▲ 10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $50,236
• Composite: 29.06/100
• National rank: #11906
• State rank: #992 of 1141 in TX

Livability — Oglesby

• Score: 60/100
• State rank: #1057
• US rank: #18753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oglesby, TX
• Population (ZIP): 1,070

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 10%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 6% Serbian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 2%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.74%
• Current HPI: 220.6691
• 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

-11.5% since first listed

15 events — show timeline

• 2026-04-20 Relisted — CTXMLS
• 2026-03-14 Relisted — CTXMLS
• 2026-02-05 Relisted — CTXMLS
• 2025-07-29 Price Changed — Unlock MLS
• 2025-07-29 Price Changed $119,500 CTXMLS
• 2025-05-26 Price Changed $125,000 NTREIS
• 2025-05-10 Price Changed $125,000 CTXMLS
• 2025-05-10 Price Changed — Unlock MLS
• 2025-04-07 Relisted — CTXMLS
• 2025-03-12 Relisted — CTXMLS
• 2025-03-12 Listing Removed — CTXMLS
• 2025-03-07 Listed $135,000 CTXMLS
• 2025-03-07 Listed — Unlock MLS
• 2025-03-07 Listed $135,000 NTREIS
• 2025-03-07 Listing Removed — CTXMLS

Property tax history

+9.6%/yr

Latest (2025): $214 · +29.7% YoY. Source: county tax records.