306 Hickory St · Roscoe, TX 79545

$80,000

3 bd · 2.0 ba · 1,443 sqft · SingleFamily public records · 87 Days on market

Built 1965 8,668 sqft lot $55/sqft · 23% below area Est $104k · 23% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +9.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Charming and well-maintained home with plenty of space both inside and out! This property features a spacious kitchen with ample cabinet storage and updated flooring throughout much of the home. The large backyard offers endless potential. Whether for entertaining, gardening, or creating your ideal outdoor space. Conveniently located within walking distance to a pulic park, this home provides both comfort and accessibility. Whether you're looking for a primary residence or an investment opportunity, this property has so much to offer!

Key facts

• Spacious kitchen
• Large backyard
• Updated flooring

Tags

• SPACIOUS KITCHEN
• AMPLE CABINET STORAGE
• UPDATED FLOORING
• LARGE BACKYARD
• WALKING DISTANCE TO PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (23.6% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $61k (23.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#172 in TX, #4,537 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Roscoe Collegiate ISD (rural): math 18% / reading 30% proficiency, ranked #721 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 15 units permitted in Nolan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($553 loan paydown + $7k appreciation (8.4% local appreciation)).
• Nolan County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,082 (23.6% 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 87 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 5.6

CMA / ARV

• ARV (median comp): $104,190
• List price: $80,000
• Delta: -23.22%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 4th St	0.09mi	3/2.0	1,494 (+4%)	12mo	$72,000	$48	80
1100 Oak St	0.55mi	3/2.0	1,477 (+2%)	24mo	$180,000	$122	51

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

Projected returns pro-forma

8.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.28×
• Total profit: $28,599
• Equity at exit: $63,054

10-year hold

• IRR: 16.2%
• Equity multiple: 4.97×
• Total profit: $88,840
• Equity at exit: $127,398

Cash invested: $22,400 (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 79545

• Home prices YoY: 5.2%
• Active inventory: 14
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-107

Break-even live

Break-even rent $1,330

Max offer price $61,082

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $80,000 Active 87 DOM
2. 2026-06-17
   days on market $80,000 Active 86 DOM
3. 2026-06-16
   days on market $80,000 Active 85 DOM
4. 2026-06-15
   days on market $80,000 Active 84 DOM
5. 2026-06-15
   days on market $80,000 Active 83 DOM
6. 2026-06-13
   days on market $80,000 Active 82 DOM
7. 2026-06-12
   days on market $80,000 Active 81 DOM
8. 2026-06-09
   days on market $80,000 Active 78 DOM
9. 2026-06-08
   days on market $80,000 Active 77 DOM
10. 2026-06-08
    days on market $80,000 Active 76 DOM
11. 2026-06-07
    days on market $80,000 Active 75 DOM
12. 2026-06-03
    days on market $80,000 Active 72 DOM
13. 2026-06-02
    days on market $80,000 Active 71 DOM
14. 2026-06-01
    days on market $80,000 Active 70 DOM
15. 2026-05-31
    days on market $80,000 Active 69 DOM
16. 2026-04-15
    status Active 540-char remark

    Show marketing remark (540 chars)

    Charming and well-maintained home with plenty of space both inside and out! This property features a spacious kitchen with ample cabinet storage and updated flooring throughout much of the home. The large backyard offers endless potential. Whether for entertaining, gardening, or creating your ideal outdoor space. Conveniently located within walking distance to a pulic park, this home provides both comfort and accessibility. Whether you're looking for a primary residence or an investment opportunity, this property has so much to offer!

17. 2026-04-06
    historical Active Under Contract 540-char remark

    Show marketing remark (540 chars)

    Charming and well-maintained home with plenty of space both inside and out! This property features a spacious kitchen with ample cabinet storage and updated flooring throughout much of the home. The large backyard offers endless potential. Whether for entertaining, gardening, or creating your ideal outdoor space. Conveniently located within walking distance to a pulic park, this home provides both comfort and accessibility. Whether you're looking for a primary residence or an investment opportunity, this property has so much to offer!

18. 2026-03-23
    listed $84,950 Active 540-char remark

    Show marketing remark (540 chars)

    Charming and well-maintained home with plenty of space both inside and out! This property features a spacious kitchen with ample cabinet storage and updated flooring throughout much of the home. The large backyard offers endless potential. Whether for entertaining, gardening, or creating your ideal outdoor space. Conveniently located within walking distance to a pulic park, this home provides both comfort and accessibility. Whether you're looking for a primary residence or an investment opportunity, this property has so much to offer!

19. 1997-12-18
    soldstatus
20. 1995-02-03
    soldstatus
21. 1981-07-28
    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: $2,057 · $171/mo
• Projected year-2 tax: $2,057 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 4 d/yr ≥102°F today · 12 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,335
• − Mortgage interest: −$4,481
• − Property taxes: −$2,057
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,327
• Taxable loss: −$2,342
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $-723/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: Roscoe Collegiate ISD
• NCES district ID: 4837860
• Math proficiency: 18% ▼ -29.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $48,093
• Composite: 21.0/100
• National rank: #8460
• State rank: #721 of 826 in TX

Livability — Roscoe

• Score: 74/100
• State rank: #172
• US rank: #4537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roscoe, TX
• Population (ZIP): 1,778

Population outlook (Nolan County) Hauer SSP2

• Today (2025): 15,048 people
• By 2030: 15,043 · +-0.0%
• By 2040: 15,235 · +1.2%
• By 2050: 15,603 · +3.7%
• By 2075: 16,528 · +9.8%
• By 2100: 16,427 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Nolan

• 2024 margin: Solid R (+59.2) · D 19.9% · R 79.2%
• 2008→2024 swing: -20.4pp toward R · 2008: -38.8pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+55.4 2016: R+53.2 2012: R+45.1 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.42%
• Current HPI: 169.199
• 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

6 events — show timeline

• 2026-04-15 Relisted — PBBOR
• 2026-04-06 Contingent — PBBOR
• 2026-03-23 Listed $84,950 PBBOR
• 1997-12-18 Sold (Public Records) — Public Records
• 1995-02-03 Sold (Public Records) — Public Records
• 1981-07-28 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,057 · +1.3% YoY. Source: county tax records.