71 Pr 52436 · Rocky Mound, TX 75686

$110,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 8 Days on market

Built 2002 $75/mo HOA · 5% of rent ↓ 39% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in the peaceful, gated Hidden Village community on Lake Bob Sandlin, this charming home offers the perfect blend of relaxation, privacy, and convenience. While not waterfront, it’s just a short walk to the community’s private amenities, including a boat ramp, fishing pier, covered pavilion, bathrooms, and laundry facilities—making lake days effortless and enjoyable. Ideal for those looking to downsize or secure a weekend retreat, this property delivers all the perks of lake living without the added cost and maintenance of waterfront ownership. Whether you're spending your days on the water or unwinding in the quiet, secure surroundings, this home offers flexibi

Key facts

• Gated community
• Laundry facilities
• Fishing pier

Tags

• GATED COMMUNITY
• PRIVATE AMENITIES
• BOAT RAMP
• FISHING PIER
• COVERED PAVILION
• LAUNDRY FACILITIES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $900 (approximately $75/month)

Exterior

• Parking: 2-car garage
• Home design: Single-family detached residence; Single story
• Construction: Aluminum or metal roof
• Exterior features: Front porch; Lakefront on Bob Sandlin; Storage building/structure

Interior

• Kitchen: Gas oven; Gas range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Window unit(s)
• Interior features: Gas oven; Gas range; Ceiling fans; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.7% vs local median 1.1% in Rocky Mound — 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 43/100 on livability (#1,576 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Pittsburg ISD (town): math 54% / reading 44% proficiency, ranked #216 of 826 in TX (top 26%) — 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: Pittsburg El (math 34% / reading 35%, grade F, #1,995 of 4,322 statewide, top 50%, 545 students, 80% FRL); Pittsburg J H (math 48% / reading 43%, grade D+, #470 of 1,662 statewide, top 29%, 349 students, 82% FRL); Pittsburg H S (math 62% / reading 52%, grade C, #333 of 1,632 statewide, top 22%, 726 students, 78% FRL).
• Market conditions: 313 active listings in the ZIP; 3 units permitted in Camp 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.
• Camp County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $110,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.25%
• DSCR: 1.86
• GRM: 5.6

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $13,699
• Equity at exit: $16,401

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $52,651
• 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 75686

• Home prices YoY: -21.6%
• Active inventory: 313
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$46
• HOA: −$75
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $494

Break-even live

Break-even rent $1,009

Max offer price $110,000

Occupancy floor 65%

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: —

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: watersecurity

Listing history 9 events

1. 2026-05-12
   status Pending 901-char remark
2. 2026-05-04
   price $110,000 901-char remark
3. 2026-05-04
   listed $100,000 Active 901-char remark
4. 2026-04-10
   historical
5. 2026-03-20
   listed $146,000 Active
6. 2025-10-20
   price $146,000
7. 2025-09-24
   price $165,000
8. 2025-06-25
   price $179,900
9. 2005-05-25
   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: $1,191 · $99/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$822/yr (+$68/mo · 69.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,613
• − Mortgage interest: −$6,162
• − Property taxes: −$1,191
• − Insurance: −$550
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$900
• − Depreciation: −$3,200
• Taxable income: $4,472
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,857/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: Pittsburg ISD
• NCES district ID: 4835010
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $38,136
• Composite: 40.87/100
• National rank: #3627
• State rank: #216 of 826 in TX

Livability — Rocky Mound

• Score: 43/100
• State rank: #1576
• US rank: #26922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,427

Population outlook (Camp County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,741 · +2.5%
• By 2040: 14,436 · +7.7%
• By 2050: 15,135 · +12.9%
• By 2075: 16,836 · +25.6%
• By 2100: 17,582 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 16% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 1% Scottish 1% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Dominican Republic
• Languages at home: 79% English-only · Spanish 20% Vietnamese 1%

Political lean MEDSL · Camp

• 2024 margin: Solid R (+53.6) · D 22.9% · R 76.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -23.3pp · 2024: -53.6pp
• All cycles: 2024: R+53.6 2020: R+44.1 2016: R+42.7 2012: R+33.5 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.12%
• Current HPI: 181.5522
• 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

-38.9% since first listed

10 events — show timeline

• 2026-06-10 Sold (MLS) — GTAR
• 2026-05-12 Pending — GTAR
• 2026-05-04 Price Changed $110,000 GTAR
• 2026-05-04 Listed $100,000 GTAR
• 2026-04-10 Listing Removed — NTREIS
• 2026-03-20 Listed $146,000 NTREIS
• 2025-10-20 Price Changed $146,000 GTAR
• 2025-09-24 Price Changed $165,000 GTAR
• 2025-06-25 Price Changed $179,900 GTAR
• 2005-05-25 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,191 · +10.0% YoY. Source: county tax records.