162 Langford Cove Rd · Evant, TX 76525

$65,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 1 Days on market

Built 2001 0.36 ac lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.6/10.0
• 1% rule +6.4/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wooden privacy fence on 2/3 of property. Chain link fence completes backyard. Exellent for children or dogs.

Key facts

• 0.36 acre lot
• 2 parking spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($743 rent vs $65k).

Location & tenants

• Location reads 56/100 on livability (#1,325 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Evant ISD (rural): math 35% / reading 35% proficiency, ranked #886 of 1,141 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Evant El (math 15% / reading 24%, grade F, #3,575 of 4,322 statewide, top 83%, 103 students, 70% FRL); Evant H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 100 students, 62% FRL) — zoned schools average 66% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.2% local appreciation)).
• At projected returns (3.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 flood risk; major wind risk, 27% chance of damaging wind over 30y; major 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 $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.14% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.86×
• Total profit: $15,573
• Equity at exit: $29,958

10-year hold

• IRR: 16.4%
• Equity multiple: 3.46×
• Total profit: $44,792
• Equity at exit: $46,746

Cash invested: $18,200 (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 76525

• Home prices YoY: 2.4%
• Active inventory: 79
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $743 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $110

Break-even live

Break-even rent $603

Max offer price $65,000

Occupancy floor 80%

Sensitivity live

Price	-10% $147	-5% $129	+0% $110	+5% $92	+10% $74
Rent	-10% $52	-5% $81	+0% $110	+5% $140	+10% $169
Rate	-1.0pp $143	-0.5pp $127	base $110	+0.5pp $93	+1.0pp $76

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Putnam St Evant, TX	2.0	1.0	850	$743	$0.87	44d	1	0.45mi

Listing history 9 events

1. 2022-03-02
   status Pending
2. 2020-08-20
   soldstatus
3. 2020-02-16
   historical
4. 2019-11-25
   listed $65,000
5. 2008-04-15
   soldstatus
6. 2008-02-09
   listed $65,000 108-char remark

   Show marketing remark (108 chars)

   Wooden privacy fence on 2/3 of property. Chain link fence completes backyard. Exellent for children or dogs.

7. 2006-04-26
   soldstatus
8. 2005-06-09
   listed $24,900 363-char remark

   Show marketing remark (363 chars)

   BANK OWNED HOME. THE HOME NEXT DOOR AT 172 LANGFORD COVE ALSO FOR SALE. WOULD MAKE GOOD INVESTMENT PACKAGE OR TWO FAMILY HOMESTEAD. CALL FOR LOCK BOX COMBINATION. THIS ASSET NOW UNDER AUCTION TERMS CONDITIONS. BUYER`S REPS STILL GET PAID 2% IF THEY ACCOMPANY THE BUYER TO AUCTION IN ROUND ROCK. GO TOhttp://www. hudsonandmarshall.com/calendar. aspFOR MORE INFO.

9. 2001-07-27
   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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 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: $8,916
• − Mortgage interest: −$3,641
• − Property taxes: −$1,304
• − Insurance: −$325
• − Repairs & maintenance: −$713
• − Management: −$713
• − Depreciation: −$1,891
• Taxable income: $328
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $1,245/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: Evant ISD
• NCES district ID: 4818780
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $47,630
• Composite: 32.75/100
• National rank: #10768
• State rank: #886 of 1141 in TX

Livability — Evant

• Score: 56/100
• State rank: #1325
• US rank: #22816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evant, TX
• Population (ZIP): 1,210

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 7% Lithuanian 4% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% German/W. Germanic 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 139.3219
• 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

+161.0% since first listed

9 events — show timeline

• 2022-03-02 Pending — NTREIS
• 2020-08-20 Sold (Public Records) — Public Records
• 2020-02-16 Listing Removed — NTREIS
• 2019-11-25 Listed $65,000 NTREIS
• 2008-04-15 Sold (Public Records) — Public Records
• 2008-02-09 Listed $65,000 CTXMLS
• 2006-04-26 Sold (Public Records) — Public Records
• 2005-06-09 Listed $24,900 CTXMLS
• 2001-07-27 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,304 · +22.0% YoY. Source: county tax records.