614 Coulter St · Rockdale, TX 76567

$78,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 22 Days on market

Built 1950 10,646 sqft lot Est $146k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the privacy and quiet of rural living at this charming property offering the perfect opportunity to enjoy peaceful country living with manageable space and low maintenance. Surrounded by scenic countryside and mature trees, this property is ideal for a homesite, weekend getaway, or investment opportunity. Whether you’re looking to build now or invest for the future, this slice of Central Texas delivers small-town charm and wide-open possibilities.

Key facts

• Scenic countryside
• Small-town charm
• Homesite

Tags

• SCENIC COUNTRYSIDE
• MATURE TREES
• HOMESITE
• INVESTMENT OPPORTUNITY
• SMALL-TOWN CHARM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor)
• Construction: Built in 1950; Block foundation; Composition roof
• Exterior features: Lot features: Other; Lot about 0.24 acres

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 11x11); Bedroom on the first floor (approx. 11x10); Bedroom on the first floor (approx. 10x10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.6% in Rockdale — 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 60/100 on livability (#1,040 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Rockdale ISD (town): math 40% / reading 43% proficiency, ranked #395 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rockdale H S (math 32% / reading 37%, grade F, #963 of 1,632 statewide, top 61%, 464 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 161 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 77 units permitted in Milam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.58% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $146,076
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 E Jackson St	0.23mi	3/2.0	1,050 (+1%)	5mo	$215,000	$205	79
437 W Davilla Ave	0.26mi	2/1.0 (-1)	1,042 (+1%)	9mo	$167,000	$160	74
701 Burleson St	0.28mi	3/2.0	1,080 (+4%)	6mo	$125,000	$116	70
641 Williams Ave	0.18mi	3/1.0	912 (-12%)	8mo	$65,000	$71	65
616 Francine Dr	0.10mi	3/2.0	1,153 (+11%)	11mo	$130,000	$113	63
110 S Travis St	0.50mi	3/1.0	1,128 (+9%)	2mo	$139,000	$123	60
316 Mary St	0.40mi	3/2.0	1,056 (+2%)	18mo	$149,000	$141	59
414 Main St	0.43mi	2/1.0 (-1)	1,064 (+3%)	15mo	$130,000	$122	58
920 Haley Ave	0.43mi	3/2.0	1,176 (+14%)	5mo	$189,000	$161	49
313 Charles St	0.48mi	3/1.0	1,166 (+12%)	18mo	$99,000	$85	42
633 Rice St	0.63mi	3/1.0	904 (-13%)	13mo	$189,990	$210	39
322 E Hamilton Ave	0.60mi	3/2.0	1,176 (+14%)	12mo	$169,500	$144	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $6,183
• Equity at exit: $11,630

10-year hold

• IRR: 16.6%
• Equity multiple: 2.37×
• Total profit: $29,918
• Equity at exit: $6,744

Cash invested: $21,840 (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 76567

• Home prices YoY: -12.9%
• Active inventory: 161
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$241 /mo · $2,893/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $294

Break-even live

Break-even rent $864

Max offer price $78,000

Occupancy floor 71%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Scarbrough St Rockdale, TX	2.0	1.0	904	$1,050	$1.16	1d	1	0.26mi
313 Mary St Rockdale, TX	3.0	1.0	902	$1,375	$1.52	43d	1	0.42mi
823 Hickory St Rockdale, TX	3.0	2.0	1244	$1,650	$1.33	43d	1	1.12mi
1116 E Cameron Ave Rockdale, TX	2.0	1.0	872	$1,275	$1.46	1d	1	1.23mi

Listing history 12 events

1. 2026-06-09
   days on market $78,000 Active 22 DOM
2. 2026-06-08
   days on market $78,000 Active 21 DOM
3. 2026-06-08
   days on market $78,000 Active 20 DOM
4. 2026-06-07
   days on market $78,000 Active 19 DOM
5. 2026-06-03
   days on market $78,000 Active 16 DOM
6. 2026-06-02
   days on market $78,000 Active 15 DOM
7. 2026-06-02
   price $78,000 Active 14 DOM
8. 2026-06-01
   days on market $80,000 Active 14 DOM
9. 2026-05-31
   days on market $80,000 Active 13 DOM
10. 2026-05-18
    listed $89,990 Active
11. 2017-06-30
    soldstatus
12. 2004-12-01
    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: $2,893 · $241/mo
• Projected year-2 tax: $2,893 · $241/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,833
• − Mortgage interest: −$4,369
• − Property taxes: −$2,893
• − Insurance: −$390
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,269
• Taxable income: $2,538
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $2,917/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: Rockdale ISD
• NCES district ID: 4837590
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $38,586
• Composite: 34.64/100
• National rank: #5147
• State rank: #395 of 826 in TX

Livability — Rockdale

• Score: 60/100
• State rank: #1040
• US rank: #18508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockdale, TX
• Population (ZIP): 8,457

Population outlook (Milam County) Hauer SSP2

• Today (2025): 24,051 people
• By 2030: 23,613 · -1.8%
• By 2040: 22,693 · -5.6%
• By 2050: 21,879 · -9.0%
• By 2075: 20,974 · -12.8%
• By 2100: 19,414 · -19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 21% Korean 1%

Political lean MEDSL · Milam

• 2024 margin: Solid R (+57.3) · D 21.0% · R 78.3%
• 2008→2024 swing: -31.3pp toward R · 2008: -26.0pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+51.9 2016: R+49.9 2012: R+34.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.12%
• Current HPI: 217.5536
• 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

3 events — show timeline

• 2026-05-18 Listed $89,990 HARMLS
• 2017-06-30 Sold (Public Records) — Public Records
• 2004-12-01 Sold (Public Records) — Public Records

Property tax history

+17.8%/yr

Latest (2025): $2,893 · +17.4% YoY. Source: county tax records.