55 Dipping Vat Rd · New Waverly, TX 77358

$137,750

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 94 Days on market

Built 1995 1.00 ac lot $122/sqft · 57% below area

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity! Situated on a spacious 1-acre rural lot, this 2-bedroom, 1-bath home offers potential for the right buyer. The property is part of an estate and is being sold as-is, giving you the chance to customize and restore it to your vision. While the home currently does not have a kitchen, the interior features generously sized rooms that provide a solid starting point for renovation. Outside, you’ll find a detached garage, perfect for storage, a workshop, or hobby space. The surrounding area is quiet and peaceful, offering the privacy of country living. This property provides the chance to shape a home on land, something they're not making any more of.

Key facts

• 1 acre rural lot
• Detached garage
• 1 acre lot

Tags

• 1 ACRE RURAL LOT
• DETACHED GARAGE
• GENEROUSLY SIZED ROOMS
• QUIET AND PEACEFUL AREA
• PRIVACY OF COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 1.7% in New Waverly — 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 57/100 on livability (#1,235 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• New Waverly ISD (rural): math 37% / reading 49% proficiency, ranked #295 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 258 active listings in the ZIP; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $952 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Walker County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,352 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is D 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?
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: 1.12% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $319,084
• List price: $137,750
• Delta: -56.83%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,204
• Equity at exit: $20,539

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $13,312
• Equity at exit: $11,910

Cash invested: $38,570 (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 77358

• Home prices YoY: -23.2%
• Active inventory: 258
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$722
• Tax from tax record: −$204 /mo · $2,452/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $237

Break-even live

Break-even rent $1,246

Max offer price $137,750

Occupancy floor 80%

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: $34,438
• Closing costs: $4,132
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-25
   price $137,750 692-char remark

   Show marketing remark (692 chars)

   Excellent investment opportunity! Situated on a spacious 1-acre rural lot, this 2-bedroom, 1-bath home offers potential for the right buyer. The property is part of an estate and is being sold as-is, giving you the chance to customize and restore it to your vision. While the home currently does not have a kitchen, the interior features generously sized rooms that provide a solid starting point for renovation. Outside, you’ll find a detached garage, perfect for storage, a workshop, or hobby space. The surrounding area is quiet and peaceful, offering the privacy of country living. This property provides the chance to shape a home on land, something they're not making any more of.

2. 2026-04-02
   price $145,000 692-char remark

   Show marketing remark (692 chars)

   Excellent investment opportunity! Situated on a spacious 1-acre rural lot, this 2-bedroom, 1-bath home offers potential for the right buyer. The property is part of an estate and is being sold as-is, giving you the chance to customize and restore it to your vision. While the home currently does not have a kitchen, the interior features generously sized rooms that provide a solid starting point for renovation. Outside, you’ll find a detached garage, perfect for storage, a workshop, or hobby space. The surrounding area is quiet and peaceful, offering the privacy of country living. This property provides the chance to shape a home on land, something they're not making any more of.

3. 2026-03-07
   status Active 692-char remark

   Show marketing remark (692 chars)

   Excellent investment opportunity! Situated on a spacious 1-acre rural lot, this 2-bedroom, 1-bath home offers potential for the right buyer. The property is part of an estate and is being sold as-is, giving you the chance to customize and restore it to your vision. While the home currently does not have a kitchen, the interior features generously sized rooms that provide a solid starting point for renovation. Outside, you’ll find a detached garage, perfect for storage, a workshop, or hobby space. The surrounding area is quiet and peaceful, offering the privacy of country living. This property provides the chance to shape a home on land, something they're not making any more of.

4. 2025-12-04
   status Pending 692-char remark

   Show marketing remark (692 chars)

   Excellent investment opportunity! Situated on a spacious 1-acre rural lot, this 2-bedroom, 1-bath home offers potential for the right buyer. The property is part of an estate and is being sold as-is, giving you the chance to customize and restore it to your vision. While the home currently does not have a kitchen, the interior features generously sized rooms that provide a solid starting point for renovation. Outside, you’ll find a detached garage, perfect for storage, a workshop, or hobby space. The surrounding area is quiet and peaceful, offering the privacy of country living. This property provides the chance to shape a home on land, something they're not making any more of.

5. 2025-11-25
   status Pending 692-char remark

   Show marketing remark (692 chars)

   Excellent investment opportunity! Situated on a spacious 1-acre rural lot, this 2-bedroom, 1-bath home offers potential for the right buyer. The property is part of an estate and is being sold as-is, giving you the chance to customize and restore it to your vision. While the home currently does not have a kitchen, the interior features generously sized rooms that provide a solid starting point for renovation. Outside, you’ll find a detached garage, perfect for storage, a workshop, or hobby space. The surrounding area is quiet and peaceful, offering the privacy of country living. This property provides the chance to shape a home on land, something they're not making any more of.

6. 2025-11-25
   historical 692-char remark

   Show marketing remark (692 chars)

   Excellent investment opportunity! Situated on a spacious 1-acre rural lot, this 2-bedroom, 1-bath home offers potential for the right buyer. The property is part of an estate and is being sold as-is, giving you the chance to customize and restore it to your vision. While the home currently does not have a kitchen, the interior features generously sized rooms that provide a solid starting point for renovation. Outside, you’ll find a detached garage, perfect for storage, a workshop, or hobby space. The surrounding area is quiet and peaceful, offering the privacy of country living. This property provides the chance to shape a home on land, something they're not making any more of.

7. 2025-11-20
   listed $150,000 Active 692-char remark

   Show marketing remark (692 chars)

   Excellent investment opportunity! Situated on a spacious 1-acre rural lot, this 2-bedroom, 1-bath home offers potential for the right buyer. The property is part of an estate and is being sold as-is, giving you the chance to customize and restore it to your vision. While the home currently does not have a kitchen, the interior features generously sized rooms that provide a solid starting point for renovation. Outside, you’ll find a detached garage, perfect for storage, a workshop, or hobby space. The surrounding area is quiet and peaceful, offering the privacy of country living. This property provides the chance to shape a home on land, something they're not making any more of.

8. 2010-03-15
   historical
9. 2009-03-26
   listed $87,500

ⓘ 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: $2,452 · $204/mo
• Projected year-2 tax: $2,521 · $210/mo
• Expected delta: +$69/yr (+$6/mo · 2.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,544
• − Mortgage interest: −$7,716
• − Property taxes: −$2,452
• − Insurance: −$689
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,007
• Taxable income: $712
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $2,669/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: New Waverly ISD
• NCES district ID: 4832640
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $52,859
• Composite: 37.21/100
• National rank: #4471
• State rank: #295 of 826 in TX

Livability — New Waverly

• Score: 57/100
• State rank: #1235
• US rank: #21600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,565

Population outlook (Walker County) Hauer SSP2

• Today (2025): 77,602 people
• By 2030: 82,007 · +5.7%
• By 2040: 90,436 · +16.5%
• By 2050: 100,240 · +29.2%
• By 2075: 123,667 · +59.4%
• By 2100: 135,073 · +74.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 13% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Romanian 5% Scottish 3%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 0%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+40.0) · D 29.6% · R 69.6%
• 2008→2024 swing: -17.6pp toward R · 2008: -22.4pp · 2024: -40.0pp
• All cycles: 2024: R+40.0 2020: R+31.7 2016: R+34.5 2012: R+28.4 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.32%
• Current HPI: 212.4591
• 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

+57.4% since first listed

9 events — show timeline

• 2026-04-25 Price Changed $137,750 HARMLS
• 2026-04-02 Price Changed $145,000 HARMLS
• 2026-03-07 Relisted — HARMLS
• 2025-12-04 Pending — HARMLS
• 2025-11-25 Pending — HARMLS
• 2025-11-25 Listing Removed — HARMLS
• 2025-11-20 Listed $150,000 HARMLS
• 2010-03-15 Listing Removed — HARMLS
• 2009-03-26 Listed $87,500 HARMLS

Property tax history

+8.4%/yr

Latest (2025): $2,452 · +11.8% YoY. Source: county tax records.