1000 Union Ave · Rule, TX 79547

$95,000

8 bd · 3.0 ba · 5,536 sqft · SingleFamily · 37 Days on market

Built 1920

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

LESS THAN $12 PER SqFt * * * * APPROX. 8100+ sqft BRICK CONSTRUCTION WITH BEAMED CATHEDRAL CEILING. NEW ROOF IN 2010. 29 LARGE STAINED GLASS WINDOWS. APPROX. 160 THEATER STYLE SEATS WITH WOODEN BACKS AND ARMS AND CUSHIONED SEATS. HARDWOOD FLOORS IN GOOD CONDITION WITH FOYER, AISLES, PULPIT AND CHOIR AREA CARPETED. ZONED CENTRAL HEAT AND AIR UNITS. APPROX 8 X 15 OFFICES ON EITHER SIDE OF SANCTUARY. 1 LARGE BATHROOM AND 1 SMALL BATHROOM DOWNSTAIRS AND ONE BATHROOM UPSTAIRS. (NO SHOWER OR TUB) ACROSS THE BACK OF THE SANCTUARY IS THE EDUCATION FELLOWSHIP/EDUCATION WING. . IT IS A 2 STORY CONCRETE BLOCK WITH STUCCO CONSTRUCTION APPROX 45& apos; X 60& apos; . . LOWER LEVEL IS BUIL

Key facts

• Brick construction
• Hardwood floors
• Theater style seats

Tags

• BRICK CONSTRUCTION
• BEAMED CATHEDRAL CEILING
• LARGE STAINED GLASS WINDOWS
• THEATER STYLE SEATS
• HARDWOOD FLOORS
• ZONED CENTRAL HEAT AND AIR

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,048 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Rule ISD (rural): math 30% / reading 45% proficiency, ranked #855 of 1,141 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $934 of equity ($657 loan paydown + $277 appreciation (0.3% local appreciation)).
• Haskell County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.58% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.13%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.38×
• Total profit: $36,819
• Equity at exit: $28,981

10-year hold

• IRR: 31.4%
• Equity multiple: 4.58×
• Total profit: $95,271
• Equity at exit: $35,970

Cash invested: $26,600 (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 79547

• Home prices YoY: 0.3%
• Active inventory: 14
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $601

Break-even live

Break-even rent $744

Max offer price $95,000

Occupancy floor 55%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 37 DOM
2. 2026-06-17
   days on market $95,000 Active 36 DOM
3. 2026-06-16
   days on market $95,000 Active 35 DOM
4. 2026-06-15
   days on market $95,000 Active 34 DOM
5. 2026-06-15
   days on market $95,000 Active 33 DOM
6. 2026-06-13
   days on market $95,000 Active 32 DOM
7. 2026-06-12
   days on market $95,000 Active 31 DOM
8. 2026-06-09
   days on market $95,000 Active 28 DOM
9. 2026-06-08
   days on market $95,000 Active 27 DOM
10. 2026-06-08
    days on market $95,000 Active 26 DOM
11. 2026-06-07
    days on market $95,000 Active 25 DOM
12. 2026-06-03
    days on market $95,000 Active 22 DOM
13. 2026-06-02
    days on market $95,000 Active 21 DOM
14. 2026-06-01
    days on market $95,000 Active 20 DOM
15. 2026-05-31
    days on market $95,000 Active 19 DOM
16. 2026-05-12
    listed $95,000 Active 1016-char remark

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$1,138/yr (+$95/mo · 189.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $18,065
• − Mortgage interest: −$5,321
• − Property taxes: −$601
• − Insurance: −$475
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$2,764
• Taxable income: $6,014
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,774/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: Rule ISD
• NCES district ID: 4838280
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $35,293
• Composite: 33.52/100
• National rank: #10510
• State rank: #855 of 1141 in TX

Livability — Rule

• Score: 60/100
• State rank: #1048
• US rank: #18650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rule, TX
• Population (ZIP): 869

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,693 · +0.2%
• By 2040: 5,769 · +1.6%
• By 2050: 6,012 · +5.9%
• By 2075: 6,792 · +19.6%
• By 2100: 6,531 · +15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 29% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Serbian 8% Lithuanian 4% German 3%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+71.5) · D 13.9% · R 85.4%
• 2008→2024 swing: -38.9pp toward R · 2008: -32.6pp · 2024: -71.5pp
• All cycles: 2024: R+71.5 2020: R+67.2 2016: R+61.7 2012: R+43.4 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 90.0549
• 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

1 event — show timeline

• 2026-05-12 Listed $95,000 FSBO.com

Property tax history

-3.6%/yr

Latest (2025): $601 · -3.8% YoY. Source: county tax records.