6455 County Road 1410 · Bogata, TX 75417

$94,900

1 bd · 1.0 ba · 720 sqft · SingleFamily · 213 Days on market

Built 1961 Good condition

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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 +17.8/30.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Beautifully Renovated 1 Bedroom Home on Nearly Half an Acre — Rivercrest ISD Discover affordable country living in this fully renovated 1 bed, 1 bath home nestled on just under half an acre in the highly desirable Rivercrest ISD. Offered at only $99,900, this charming property blends modern upgrades with small-town comfort, making it an ideal choice for first-time buyers, retirees, or savvy investors looking for a turnkey rental. Step inside to find a bright, open layout with fresh finishes throughout. The updated kitchen and bath, new flooring, modern fixtures, and crisp interior paint create a truly move-in-ready space. Outside, enjoy a spacious yard with endless potential—garden, play area, or future expansion. Whether you're starting out, downsizing, or adding to your investment portfolio, this gem checks all the boxes. Don’t miss this opportunity!

Key facts

• New siding
• New flooring
• New paint

Tags

• NEW SIDING
• NEW ROOF
• NEW PAINT
• NEW FLOORING
• NEW CABINETS
• 1.3 MILES FROM RIVERCREST ISD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $79 ($943/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 $93k (2.0% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#915 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Rivercrest ISD (rural): math 50% / reading 48% proficiency, ranked #212 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 14 units permitted in Red River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (9.8% local appreciation)).
• Red River County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.08×
• Total profit: $55,355
• Equity at exit: $84,057

10-year hold

• IRR: 23.2%
• Equity multiple: 6.97×
• Total profit: $158,751
• Equity at exit: $179,766

Cash invested: $26,572 (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 75417

• Home prices YoY: 6.2%
• Active inventory: 26
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $79

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 87%

Sensitivity live

Price	-10% $144	-5% $111	+0% $79	+5% $46	+10% $13
Rent	-10% $5	-5% $42	+0% $79	+5% $115	+10% $152
Rate	-1.0pp $126	-0.5pp $103	base $79	+0.5pp $54	+1.0pp $29

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $94,900 Active 213 DOM
2. 2026-06-18
   days on market $94,900 Active 212 DOM
3. 2026-06-17
   days on market $94,900 Active 211 DOM
4. 2026-06-16
   days on market $94,900 Active 210 DOM
5. 2026-06-15
   days on market $94,900 Active 209 DOM
6. 2026-06-14
   days on market $94,900 Active 207 DOM
7. 2026-06-12
   days on market $94,900 Active 206 DOM
8. 2026-06-09
   days on market $94,900 Active 203 DOM
9. 2026-06-08
   days on market $94,900 Active 202 DOM
10. 2026-06-07
    days on market $94,900 Active 201 DOM
11. 2026-06-05
    days on market $94,900 Active 199 DOM
12. 2026-06-02
    days on market $94,900 Active 196 DOM
13. 2026-06-01
    days on market $94,900 Active 195 DOM
14. 2026-05-31
    days on market $94,900 Active 194 DOM
15. 2026-05-30
    days on market $94,900 Active 193 DOM
16. 2026-01-02
    soldstatus Closed 891-char remark

    Show marketing remark (891 chars)

    Beautifully Renovated 1 Bedroom Home on Nearly Half an Acre — Rivercrest ISD Discover affordable country living in this fully renovated 1 bed, 1 bath home nestled on just under half an acre in the highly desirable Rivercrest ISD. Offered at only $99,900, this charming property blends modern upgrades with small-town comfort, making it an ideal choice for first-time buyers, retirees, or savvy investors looking for a turnkey rental. Step inside to find a bright, open layout with fresh finishes throughout. The updated kitchen and bath, new flooring, modern fixtures, and crisp interior paint create a truly move-in-ready space. Outside, enjoy a spacious yard with endless potential—garden, play area, or future expansion. Whether you're starting out, downsizing, or adding to your investment portfolio, this gem checks all the boxes. Don’t miss this opportunity!

17. 2025-12-24
    status Pending 891-char remark

    Show marketing remark (891 chars)

    Beautifully Renovated 1 Bedroom Home on Nearly Half an Acre — Rivercrest ISD Discover affordable country living in this fully renovated 1 bed, 1 bath home nestled on just under half an acre in the highly desirable Rivercrest ISD. Offered at only $99,900, this charming property blends modern upgrades with small-town comfort, making it an ideal choice for first-time buyers, retirees, or savvy investors looking for a turnkey rental. Step inside to find a bright, open layout with fresh finishes throughout. The updated kitchen and bath, new flooring, modern fixtures, and crisp interior paint create a truly move-in-ready space. Outside, enjoy a spacious yard with endless potential—garden, play area, or future expansion. Whether you're starting out, downsizing, or adding to your investment portfolio, this gem checks all the boxes. Don’t miss this opportunity!

18. 2025-11-25
    listed $99,900 Active 891-char remark

    Show marketing remark (891 chars)

    Beautifully Renovated 1 Bedroom Home on Nearly Half an Acre — Rivercrest ISD Discover affordable country living in this fully renovated 1 bed, 1 bath home nestled on just under half an acre in the highly desirable Rivercrest ISD. Offered at only $99,900, this charming property blends modern upgrades with small-town comfort, making it an ideal choice for first-time buyers, retirees, or savvy investors looking for a turnkey rental. Step inside to find a bright, open layout with fresh finishes throughout. The updated kitchen and bath, new flooring, modern fixtures, and crisp interior paint create a truly move-in-ready space. Outside, enjoy a spacious yard with endless potential—garden, play area, or future expansion. Whether you're starting out, downsizing, or adding to your investment portfolio, this gem checks all the boxes. Don’t miss this opportunity!

19. 2025-11-14
    listed $94,900 Active 320-char remark

    Show marketing remark (320 chars)

    1 bed 1 bath house on 1/2 acre of land in Bogata Texas. The address is 6455 County Road 1410, Bogata, Texas. No owner financing, and not looking to rent. Asking $94,900 -New siding -New roof -New paint -New flooring -New Cabinets -1.3 miles from Rivercrest ISD -Paved County Road Basically renovated from top to bottom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,156
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$2,761
• Taxable loss: −$604
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,088/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with recent renovations, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and protects wood
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and protects wood ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rivercrest ISD
• NCES district ID: 4842120
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $39,064
• Composite: 40.93/100
• National rank: #3611
• State rank: #212 of 826 in TX

Livability — Bogata

• Score: 62/100
• State rank: #915
• US rank: #16355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,204

Population outlook (Red River County) Hauer SSP2

• Today (2025): 11,454 people
• By 2030: 10,874 · -5.1%
• By 2040: 9,715 · -15.2%
• By 2050: 8,552 · -25.3%
• By 2075: 6,042 · -47.2%
• By 2100: 4,037 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Native American 7% Two or more races 2% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Red River

• 2024 margin: Solid R (+61.8) · D 19.0% · R 80.8%
• 2008→2024 swing: -23.7pp toward R · 2008: -38.0pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+56.3 2016: R+53.9 2012: R+40.7 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.79%
• Current HPI: 166.851
• 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

+5.3% since first listed

4 events — show timeline

• 2026-01-02 Sold (MLS) — NTREIS
• 2025-12-24 Pending — NTREIS
• 2025-11-25 Listed $99,900 NTREIS
• 2025-11-14 Listed $94,900 Fizber.com