207 Robbie Rd · West Livingston, TX 77351

$98,000

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 31 Days on market

Built 2021 0.29 ac lot

---

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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Wiggins Village, a serene residential community in Livingston, TX. This Studio Efficiency in a peaceful neighborhood is perfect for families and retirees. Brand new, never lived in, with a spacious living area that transforms into a studio bedroom. The full kitchen includes all appliances, even a Refrigerator, ideal for hosting friends. The property features a large Shed with two rooms for storage. Enjoy privacy on the half wooded lot with no restrictions. Located near Lake Livingston for outdoor activities. Don't miss this charming mini home at 207 Robbie with 1 bedroom, 1 bathroom, and 600 sqft, priced at 118000.

Key facts

• Full kitchen
• No restrictions
• Spacious living area

Tags

• SERENE RESIDENTIAL COMMUNITY
• SPACIOUS LIVING AREA
• FULL KITCHEN
• LARGE SHED
• HALF WOODED LOT
• NO RESTRICTIONS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (First level entry implied); Facing direction not specified
• Construction: Built in 2021; Wood siding; Block foundation; Composition roof
• Exterior features: Deck; Porch; Patio; Paved driveway; Storage; Shed(s); Cleared and wooded lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Granite counters
• Bedrooms: Primary bedroom (First level, ~26 x 16 studio layout)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom (First level, ~12 x 8)
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Granite counters; Washer hookup; Electric dryer hookup
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First level, ~11 x 6)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $94k (3.8% below list).
• Recommended offer: $94k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.5% in West Livingston — 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Livingston J H (math 30% / reading 32%, grade F, #1,015 of 1,662 statewide, top 62%, 893 students, 62% FRL); Livingston H S (math 35% / reading 46%, grade F, #798 of 1,632 statewide, top 49%, 1,128 students, 51% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 1186 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($67k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk 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 31 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,296 (3.8% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-8,599
• Equity at exit: $14,612

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $1,847
• Equity at exit: $8,473

Cash invested: $27,440 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $115

Break-even live

Break-even rent $798

Max offer price $98,000

Occupancy floor 83%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $98,000 Active 31 DOM
2. 2026-06-17
   days on market $98,000 Active 30 DOM
3. 2026-06-16
   days on market $98,000 Active 29 DOM
4. 2026-06-15
   days on market $98,000 Active 28 DOM
5. 2026-06-13
   days on market $98,000 Active 26 DOM
6. 2026-06-10
   price $98,000 Active 22 DOM
7. 2026-06-09
   days on market $118,000 Active 22 DOM
8. 2026-06-08
   days on market $118,000 Active 21 DOM
9. 2026-06-07
   days on market $118,000 Active 20 DOM
10. 2026-06-04
    days on market $118,000 Active 17 DOM
11. 2026-06-03
    days on market $118,000 Active 16 DOM
12. 2026-06-02
    days on market $118,000 Active 15 DOM
13. 2026-06-01
    days on market $118,000 Active 14 DOM
14. 2026-05-31
    days on market $118,000 Active 13 DOM
15. 2026-05-18
    listed $118,000 Active
16. 2021-06-22
    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: $908 · $76/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$886/yr (+$74/mo · 97.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $11,316
• − Mortgage interest: −$5,490
• − Property taxes: −$908
• − Insurance: −$490
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,851
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,430/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Livingston, TX
• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

2 events — show timeline

• 2026-05-18 Listed $118,000 HARMLS
• 2021-06-22 Sold (Public Records) — Public Records

Property tax history

+15.6%/yr

Latest (2025): $908 · +10.9% YoY. Source: county tax records.