510 Medcalf St · Bangs, TX 76823

$70,000

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 70 Days on market

7,841 sqft lot $76/sqft · 35% below area Est $108k · 35% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

510 Medcalf is a great home ready for new owners, or would be an excellent investment opportunity! With 2 generously sized bedrooms and an open living room, dining room, and kitchen, this one is roomier than the square footage suggests. It features a number of great updates throughout the home, including an updated shower, popcorn removed from the ceilings, and most of the flooring. The kitchen is ready for a gas range and has newer shaker-style cabinets with new countertops and a stainless steel sink. The roof and siding are newer as well, and a 1-car carport provides covered parking and easy access into the home, even during inclement weather. A detached laundry room provides additional storage space, and a small storage unit is in the backyard to keep items out of the elements. A large fenced backyard is perfect for kids, pets, or those summer barbeques. Affordable homes in this condition don't come up often, so book an appointment to see this one before it's gone.

Key facts

• Stainless steel sink
• Newer roof
• New countertops

Tags

• UPDATED SHOWER
• POPCORN REMOVED FROM CEILINGS
• NEWER SHAKER-STYLE CABINETS
• NEW COUNTERTOPS
• STAINLESS STEEL SINK
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#739 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D+, employment D+, health & safety D+.
• Bangs ISD (rural): math 49% / reading 53% proficiency, ranked #178 of 826 in TX (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $3k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (median comp): $107,998
• List price: $70,000
• Delta: -35.18%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 S First St	0.36mi	2/1.0	936 (+2%)	4mo	$50,000	$53	77
305 S West St	0.18mi	2/1.0	888 (-3%)	11mo	$75,000	$84	77
505 W Kyle St	0.11mi	2/1.0	1,040 (+13%)	23mo	$89,900	$86	54
401 E Goodwin St	0.63mi	3/2.0 (+1)	984 (+7%)	3mo	$159,000	$162	47

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

Projected returns pro-forma

4.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.14×
• Total profit: $22,397
• Equity at exit: $39,255

10-year hold

• IRR: 18.3%
• Equity multiple: 4.17×
• Total profit: $62,223
• Equity at exit: $67,410

Cash invested: $19,600 (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 76823

• Home prices YoY: 2.8%
• Active inventory: 40
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $104

Break-even live

Break-even rent $638

Max offer price $70,000

Occupancy floor 81%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 E Hall St Unit Bangs -3 Bangs, TX	2.0	1.0	864	$765	$0.89	43d	1	0.86mi
804 E Hall St Unit Bangs -1 Bangs, TX	2.0	1.0	864	$775	$0.90	43d	1	0.86mi

Listing history 17 events

1. 2026-06-04
   status $70,000 Pending 70 DOM
2. 2026-06-03
   days on market $70,000 Active Option Contract 70 DOM
3. 2026-06-02
   days on market $70,000 Active Option Contract 69 DOM
4. 2026-06-01
   days on market $70,000 Active Option Contract 68 DOM
5. 2026-05-31
   days on market $70,000 Active Option Contract 67 DOM
6. 2026-03-24
   listed $70,000 Active 982-char remark

   Show marketing remark (982 chars)

   510 Medcalf is a great home ready for new owners, or would be an excellent investment opportunity! With 2 generously sized bedrooms and an open living room, dining room, and kitchen, this one is roomier than the square footage suggests. It features a number of great updates throughout the home, including an updated shower, popcorn removed from the ceilings, and most of the flooring. The kitchen is ready for a gas range and has newer shaker-style cabinets with new countertops and a stainless steel sink. The roof and siding are newer as well, and a 1-car carport provides covered parking and easy access into the home, even during inclement weather. A detached laundry room provides additional storage space, and a small storage unit is in the backyard to keep items out of the elements. A large fenced backyard is perfect for kids, pets, or those summer barbeques. Affordable homes in this condition don't come up often, so book an appointment to see this one before it's gone.

7. 2022-03-24
   soldstatus Closed 325-char remark

   Show marketing remark (325 chars)

   2 BEDROOM,1BATH .FENCED IN BACK YARD. ONE CAR CARPORT. THE OWNER STARTED DOING A COMPLETE REMODEL, NEW WIRING,NEW PLUMBING COMPLETELY REDONE THE BATHROOM. PUT IN A NEW FACILITY FOR THE WASHER AND DRYER, NEW FLOOR COVERING AND PAINT. NEEDS A FEW THINGS TO BE COMPLETED. GREAT STARTER HOME WOULD MAKE A GOOD INVESTMENT PROPERY.

8. 2022-03-23
   soldstatus
9. 2022-03-02
   status Pending 325-char remark

   Show marketing remark (325 chars)

   2 BEDROOM,1BATH .FENCED IN BACK YARD. ONE CAR CARPORT. THE OWNER STARTED DOING A COMPLETE REMODEL, NEW WIRING,NEW PLUMBING COMPLETELY REDONE THE BATHROOM. PUT IN A NEW FACILITY FOR THE WASHER AND DRYER, NEW FLOOR COVERING AND PAINT. NEEDS A FEW THINGS TO BE COMPLETED. GREAT STARTER HOME WOULD MAKE A GOOD INVESTMENT PROPERY.

10. 2021-11-04
    status Pending 325-char remark

    Show marketing remark (325 chars)

    2 BEDROOM,1BATH .FENCED IN BACK YARD. ONE CAR CARPORT. THE OWNER STARTED DOING A COMPLETE REMODEL, NEW WIRING,NEW PLUMBING COMPLETELY REDONE THE BATHROOM. PUT IN A NEW FACILITY FOR THE WASHER AND DRYER, NEW FLOOR COVERING AND PAINT. NEEDS A FEW THINGS TO BE COMPLETED. GREAT STARTER HOME WOULD MAKE A GOOD INVESTMENT PROPERY.

11. 2021-09-29
    listed $68,500 Active 325-char remark

    Show marketing remark (325 chars)

    2 BEDROOM,1BATH .FENCED IN BACK YARD. ONE CAR CARPORT. THE OWNER STARTED DOING A COMPLETE REMODEL, NEW WIRING,NEW PLUMBING COMPLETELY REDONE THE BATHROOM. PUT IN A NEW FACILITY FOR THE WASHER AND DRYER, NEW FLOOR COVERING AND PAINT. NEEDS A FEW THINGS TO BE COMPLETED. GREAT STARTER HOME WOULD MAKE A GOOD INVESTMENT PROPERY.

12. 2020-10-23
    soldstatus Sold
13. 2020-10-22
    soldstatus
14. 2020-10-08
    status Pending
15. 2020-09-30
    historical Active Option Contract
16. 2020-07-21
    listed $45,000 Active
17. 2003-12-04
    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: $1,296 · $108/mo
• Projected year-2 tax: $1,296 · $108/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $9,240
• − Mortgage interest: −$3,921
• − Property taxes: −$1,296
• − Insurance: −$350
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$2,036
• Taxable income: $158
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $1,211/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: Bangs ISD
• NCES district ID: 4809390
• Math proficiency: 49% ▲ 6.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $43,702
• Composite: 43.0/100
• National rank: #3105
• State rank: #178 of 826 in TX

Livability — Bangs

• Score: 64/100
• State rank: #739
• US rank: #13470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bangs, TX
• Population (ZIP): 2,911

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 20% Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.90%
• Current HPI: 182.4666
• 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

+55.6% since first listed

12 events — show timeline

• 2026-03-24 Listed $70,000 NTREIS
• 2022-03-24 Sold (MLS) — NTREIS
• 2022-03-23 Sold (Public Records) — Public Records
• 2022-03-02 Pending — NTREIS
• 2021-11-04 Pending — NTREIS
• 2021-09-29 Listed $68,500 NTREIS
• 2020-10-23 Sold (MLS) — NTREIS
• 2020-10-22 Sold (Public Records) — Public Records
• 2020-10-08 Pending — NTREIS
• 2020-09-30 Contingent — NTREIS
• 2020-07-21 Listed $45,000 NTREIS
• 2003-12-04 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,296 · -0.4% YoY. Source: county tax records.