164 Tom · West Livingston, TX 77351

$110,000

2 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 36 Days on market

Built 1981 1.12 ac lot $67/sqft · 44% below area Est $197k · 44% under $6/mo HOA

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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).

• Cash flow +23.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• 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

Escape to the tranquility of country living with this 2 bed, 2 bath home on a 1+ acre horse-ready property. Equipped with established horse shoots, corrals, carports, workshop, and storage building. The horse fences can provide other uses and are removable if not needed. Also ideal for a small-scale hobby farm. Just minutes from Lake Livingston and amenities, perfect for fishing and outdoor recreation. Home is SOLD-AS IS for you to add your personal touch and restore its vibrancy. Enjoy the peace and quiet while bringing your design vision to life.

Key facts

• Outdoor recreation
• Horse ready property
• 1.12 acre lot

Tags

• HORSE READY PROPERTY
• ESTABLISHED HORSE SHOOTS
• SMALL SCALE HOBBY FARM
• MINUTES FROM LAKE LIVINGSTON
• OUTDOOR RECREATION

Property features AI

Finance

• Other: Seller disclosure provided
• HOA & community: Part of Foresters Retreat association; Annual association fee of $72 covering common areas and recreation facilities; Community amenities include picnic area, playground, and park

Exterior

• Parking: Attached carport; Detached carport; Carport with space for 4 vehicles; Driveway; Additional parking; RV access/parking; Boat parking; Workshop in garage
• Utilities: Septic tank
• Home design: Residential property; Single-story layout (rooms listed on first floor)
• Construction: Built in 1981; Vinyl siding and wood siding exterior; Metal roof; Block foundation
• Exterior features: Cleared lot; Lot dimensions approximately 500 x 98; About 1.125 acres

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on first floor (14 x 10); Additional bedroom on first floor (18 x 10); 2 possible bedrooms total
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window units for cooling
• Interior features: Ceiling fans; Kitchen and dining combined; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on first floor (8 x 30)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 1 comparable units currently listed for rent nearby; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 36 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.25% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 6.7

CMA / ARV

• ARV (median comp): $197,478
• List price: $110,000
• Delta: -44.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2787 Mangum Rd	0.14mi	2/1.5	1,400 (-14%)	9mo	$290,000	$207	60
557 Star Dust Dr	0.53mi	3/2.0 (+1)	1,538 (-6%)	2mo	$239,900	$156	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-9,184
• Equity at exit: $16,401

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,513
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$257 /mo · $3,080/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$6
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $133

Break-even live

Break-even rent $1,205

Max offer price $110,000

Occupancy floor 85%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Terlingua Livingston, TX	3.0	2.0	1680	$1,575	$0.94	24d	1	1.12mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 36 DOM
2. 2026-06-17
   days on market $110,000 Active 35 DOM
3. 2026-06-16
   days on market $110,000 Active 34 DOM
4. 2026-06-15
   days on market $110,000 Active 33 DOM
5. 2026-06-13
   days on market $110,000 Active 31 DOM
6. 2026-06-09
   days on market $110,000 Active 27 DOM
7. 2026-06-08
   days on market $110,000 Active 26 DOM
8. 2026-06-07
   days on market $110,000 Active 25 DOM
9. 2026-06-04
   days on market $110,000 Active 22 DOM
10. 2026-06-03
    days on market $110,000 Active 21 DOM
11. 2026-06-02
    days on market $110,000 Active 20 DOM
12. 2026-06-01
    days on market $110,000 Active 19 DOM
13. 2026-05-31
    days on market $110,000 Active 18 DOM
14. 2026-05-13
    listed $110,000 Active 554-char remark
15. 2023-02-27
    soldstatus
16. 2016-10-06
    soldstatus
17. 2007-02-23
    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: $3,080 · $257/mo
• Projected year-2 tax: $3,080 · $257/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $16,485
• − Mortgage interest: −$6,162
• − Property taxes: −$3,080
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − HOA: −$72
• − Depreciation: −$3,200
• Taxable loss: −$13
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,605/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

4 events — show timeline

• 2026-05-13 Listed $110,000 HARMLS
• 2023-02-27 Sold (Public Records) — Public Records
• 2016-10-06 Sold (Public Records) — Public Records
• 2007-02-23 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,080 · +7.3% YoY. Source: county tax records.