517 N Lake Ave · Eagle Lake, TX 77434

$140,000

3 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 36 Days on market

Built 1955 0.32 ac lot $65/sqft · 37% below area Est $221k · 37% under ↓ 12% 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 +14.9/30.0
• Appreciation +5.7/10.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming property located in the heart of Eagle Lake offering space, character, and endless potential. Featuring over 2,100 square feet of living space situated on a generously sized lot, this home presents an excellent opportunity for families looking for room to grow, buyers wanting to personalize and add long term value over time, or investors searching for a property with strong upside potential. The spacious layout provides flexibility for everyday living, entertaining, or future improvements, while the large lot offers additional possibilities for outdoor enjoyment. Conveniently located near local schools, shopping, dining, and major roadways, this property combines small town charm w

Key facts

• Near dining
• Near shopping
• Generously sized lot

Tags

• GENEROUSLY SIZED LOT
• SPACIOUS LAYOUT
• LARGE LOT
• NEAR LOCAL SCHOOLS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1955
• Exterior features: Lot approximately 0.3211 acres (about 13,987 square feet); Other lot features

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $40 ($479/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.7% in Eagle Lake — 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 62/100 on livability (#913 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: amenities F, commute F, employment D-.
• Rice CISD (rural): math 34% / reading 32% proficiency, ranked #574 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eagle Lake Int (math 37% / reading 27%, grade F, #2,268 of 4,322 statewide, top 55%, 180 students, 87% FRL) — zoned schools average 87% FRL vs 68% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($968 loan paydown + $2k appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (median comp): $221,077
• List price: $140,000
• Delta: -36.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 W Stockbridge St	0.26mi	2/2.0 (-1)	2,003 (-7%)	3mo	$225,000	$112	69
601 Willow Ln	0.54mi	3/2.0	2,169 (+0%)	7mo	$299,900	$138	68
209 W Davitt St	0.32mi	4/3.5 (+1)	2,132 (-1%)	23mo	$305,000	$143	53
401 E Harbert Ave	0.24mi	2/4.5 (-1)	2,205 (+2%)	22mo	$269,900	$122	52
302 N Strickland Ave	0.18mi	4/3.0 (+1)	2,476 (+15%)	8mo	$299,000	$121	51
500 W Post Office St	0.49mi	4/2.0 (+1)	2,400 (+11%)	7mo	$399,990	$167	48
207 W Main St	0.43mi	3/2.0	1,933 (-10%)	20mo	$250,000	$129	45
333 W Prairie Ave	0.35mi	4/2.0 (+1)	2,399 (+11%)	23mo	$219,000	$91	41

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

Projected returns pro-forma

1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.19×
• Total profit: $7,327
• Equity at exit: $49,998

10-year hold

• IRR: 7.9%
• Equity multiple: 1.99×
• Total profit: $38,917
• Equity at exit: $68,182

Cash invested: $39,200 (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 77434

• Home prices YoY: 0.7%
• Active inventory: 59
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $40

Break-even live

Break-even rent $1,379

Max offer price $140,000

Occupancy floor 92%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $140,000 Active 36 DOM
2. 2026-06-17
   days on market $140,000 Active 35 DOM
3. 2026-06-16
   days on market $140,000 Active 34 DOM
4. 2026-06-15
   days on market $140,000 Active 33 DOM
5. 2026-06-15
   days on market $140,000 Active 32 DOM
6. 2026-06-13
   days on market $140,000 Active 31 DOM
7. 2026-06-12
   days on market $140,000 Active 30 DOM
8. 2026-06-09
   days on market $140,000 Active 27 DOM
9. 2026-06-08
   days on market $140,000 Active 26 DOM
10. 2026-06-08
    days on market $140,000 Active 25 DOM
11. 2026-06-05
    days on market $140,000 Active 23 DOM
12. 2026-06-03
    days on market $140,000 Active 21 DOM
13. 2026-06-02
    days on market $140,000 Active 20 DOM
14. 2026-06-01
    days on market $140,000 Active 19 DOM
15. 2026-05-31
    days on market $140,000 Active 18 DOM
16. 2026-05-13
    listed $160,000 Active 841-char remark
17. 2019-10-29
    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: $3,565 · $297/mo
• Projected year-2 tax: $3,565 · $297/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $17,156
• − Mortgage interest: −$7,842
• − Property taxes: −$3,565
• − Insurance: −$700
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,073
• Taxable loss: −$1,768
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $903/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: Rice CISD
• NCES district ID: 4836970
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $39,704
• Composite: 27.72/100
• National rank: #6907
• State rank: #574 of 826 in TX

Livability — Eagle Lake

• Score: 62/100
• State rank: #913
• US rank: #16344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, TX
• Population (ZIP): 4,037

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% White 22% Black 19% Two or more races 16% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Lithuanian 4% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.30%
• Current HPI: 179.6872
• 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

-12.5% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $140,000 HARMLS
• 2026-05-13 Listed $160,000 HARMLS
• 2019-10-29 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,565 · +7.5% YoY. Source: county tax records.