3526 Rock Springs Ct · Potosi, TX 79602

$241,990

3 bd · 2.0 ba · 1,209 sqft · SingleFamily · 17 Days on market

Built 2026 Good condition 5,663 sqft lot Est $224k · 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 +16.9/30.0
• Schools +5.6/10.0
• DSCR +5.3/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• ARV discount +3.8/15.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21239285 - Built by NHC - Aug 2026 completion! ~ Model 1209 A1 - Washington The Washington Plan from our Liberty Series is a thoughtfully designed single-story home featuring 3 bedrooms, 2 bathrooms, a 2-car garage, and 1,209 square feet of functional living space. As you step inside, you’ll find two secondary bedrooms and a full bathroom conveniently located at the front of the home. Continue into the bright and open living area, where the kitchen with a central island seamlessly overlooks the dining area and family room, creating a perfect space for everyday living and entertaining. The laundry room is thoughtfully situated off the kitchen for easy access. The primary bedroom,

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Special listing condition: Builder; Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA; Treat as clear loan type; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: 2-car garage (garage faces front, approximately 19' x 20'); Covered parking for 2; 1 carport space
• Security: No smart-home features reported
• Utilities: City water; City sewer; Electric service available; Not in a municipal utility district
• Home design: Single family residential; Single-story; New construction (incomplete, year built 2026); Not attached to another unit
• Construction: Composition roof; Board & batten siding and fiber cement siding; Siding exterior; Slab foundation; New construction (2026)
• Exterior features: Less than 0.5 acre lot; Subdivision: Cedar Creek On Maple; Directions to property provided

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Microwave; Eat-in kitchen with pantry
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Eat-in kitchen; Pantry; One living area; One dining area; Total of 6 rooms; One level (single-story)
• Laundry & utility: Utilities and laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($432/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 $232k (4.1% below list).
• Recommended offer: $232k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.7% in Potosi — 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 69/100 on livability (#398 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D+, schools F, amenities F.
• Wylie ISD (rural): math 63% / reading 62% proficiency, ranked #32 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Taylor County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,094 (4.1% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $223,665
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1899 Trigger Happy Trl	0.00mi	3/2.0	1,217 (+1%)	6mo	$225,000	$185	94
1905 Trigger Happy Trl	0.00mi	3/2.0	1,217 (+1%)	6mo	$225,000	$185	94
1906 Trigger Happy Trl	0.00mi	3/2.0	1,217 (+1%)	6mo	$225,000	$185	94
1900 Trigger Happy Trl	0.00mi	3/2.0	1,217 (+1%)	6mo	$225,000	$185	94
184 Showdown Rd	0.00mi	3/2.0	1,237 (+2%)	6mo	$226,900	$183	91
268 Showdown Rd	0.00mi	3/2.0	1,217 (+1%)	13mo	$210,500	$173	88
190 Showdown Rd	0.00mi	3/2.0	1,237 (+2%)	10mo	$226,900	$183	88
196 Showdown Rd	0.00mi	3/2.0	1,237 (+2%)	10mo	$226,900	$183	88
319 Showdown Rd	0.00mi	3/2.0	1,270 (+5%)	9mo	$239,900	$189	84
292 Tombstone Dr	0.00mi	3/2.0	1,143 (-6%)	17mo	$199,900	$175	77
103 Waterloo Dr	0.00mi	3/2.0	1,380 (+14%)	19mo	$250,000	$181	61
526 FM 1750	0.67mi	2/2.5 (-1)	1,336 (+10%)	3mo	$480,000	$359	42

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.64×
• Total profit: $-24,543
• Equity at exit: $36,081

10-year hold

• IRR: 6.1%
• Equity multiple: 1.56×
• Total profit: $37,862
• Equity at exit: $20,923

Cash invested: $67,757 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$1,269
• Tax est. 1.5%: −$302 /mo · $3,630/yr
• Insurance: −$101
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $36

Break-even live

Break-even rent $2,275

Max offer price $241,990

Occupancy floor 93%

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: $60,498
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-05-07
   status Active
3. 2026-04-23
   status Pending
4. 2026-04-15
   price $241,990
5. 2026-04-14
   listed $239,990 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $27,851
• − Mortgage interest: −$13,555
• − Property taxes: −$3,630
• − Insurance: −$2,712
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$7,040
• Taxable loss: −$3,542
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $1,282/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.

Condition & rehab AI · 2 photos

Good 80/100 None rehab

This single-family home is in excellent condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can attract tech-savvy buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can attract tech-savvy buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wylie ISD
• NCES district ID: 4846500
• Math proficiency: 63% ▼ -12.00%
• Reading proficiency: 62% ▼ -4.00%
• Median HH income: $78,248
• Composite: 55.86/100
• National rank: #1206
• State rank: #32 of 826 in TX

Livability — Potosi

• Score: 69/100
• State rank: #398
• US rank: #8264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potosi, TX
• County: Taylor County · 136,672 people
• City population: 26,588
• Metro: Abilene, TX
• Population (ZIP): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 145,270 people
• By 2030: 150,050 · +3.3%
• By 2040: 159,417 · +9.7%
• By 2050: 168,883 · +16.3%
• By 2075: 194,436 · +33.8%
• By 2100: 203,163 · +39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+49.8) · D 24.6% · R 74.4% · Other 1.0%
• 2008→2024 swing: -4.2pp toward R · 2008: -45.6pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+45.3 2016: R+51.1 2012: R+53.6 2008: R+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• Metro: Abilene, TX
• 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

+0.8% since first listed

5 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-05-07 Relisted — NTREIS
• 2026-04-23 Pending — NTREIS
• 2026-04-15 Price Changed $241,990 NTREIS
• 2026-04-14 Listed $239,990 NTREIS