408 S Rusk St · De Leon, TX 76444

$10,000

2 bd · 1.0 ba · 480 sqft · SingleFamily

Built 1920

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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 +15.0/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great place to build!! Located close to stores, entertainment and schools. Just imagine the kids running and placing on the shady lot. Don't miss this opportunity, it won't last ling!

Key facts

• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($802 rent vs $10k).
• Cap rate 74.6% vs local median 3.1% in De Leon — 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 64/100 on livability (#799 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety D+, amenities F.
• De Leon ISD (rural): math 46% / reading 53% proficiency, ranked #207 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $957 of equity ($69 loan paydown + $888 appreciation (8.9% local appreciation)).
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 8.02% ✓
• Cap rate: 74.59%
• Cash-on-cash: 243.90%
• DSCR: 11.85
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.62×
• Total profit: $40,949
• Equity at exit: $8,208

10-year hold

• IRR: —
• Equity multiple: 33.84×
• Total profit: $91,955
• Equity at exit: $16,911

Cash invested: $2,800 (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 76444

• Home prices YoY: 3.9%
• Active inventory: 67
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $802 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$8 /mo · $94/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $569

Break-even live

Break-even rent $82

Max offer price $10,000

Occupancy floor 24%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-26
   listed $10,000
2. 2016-05-16
   soldstatus
3. 2016-05-12
   soldstatus Sold 183-char remark

   Show marketing remark (183 chars)

   Great place to build!! Located close to stores, entertainment and schools. Just imagine the kids running and placing on the shady lot. Don't miss this opportunity, it won't last ling!

4. 2016-04-22
   status Pending 183-char remark

   Show marketing remark (183 chars)

   Great place to build!! Located close to stores, entertainment and schools. Just imagine the kids running and placing on the shady lot. Don't miss this opportunity, it won't last ling!

5. 2016-04-07
   listed $3,000 Active 183-char remark

   Show marketing remark (183 chars)

   Great place to build!! Located close to stores, entertainment and schools. Just imagine the kids running and placing on the shady lot. Don't miss this opportunity, it won't last ling!

6. 2006-05-31
   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: $94 · $8/mo
• Projected year-2 tax: $183 · $15/mo
• Expected delta: +$89/yr (+$7/mo · 94.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $9,624
• − Mortgage interest: −$560
• − Property taxes: −$94
• − Insurance: −$50
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$291
• Taxable income: $7,089
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $5,128/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: De Leon ISD
• NCES district ID: 4816440
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $36,143
• Composite: 41.02/100
• National rank: #3586
• State rank: #207 of 826 in TX

Livability — De Leon

• Score: 64/100
• State rank: #799
• US rank: #14577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Leon, TX
• Population (ZIP): 4,235

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 19%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 7% Portuguese 5% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.88%
• Current HPI: 235.6347
• 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

+233.3% since first listed

6 events — show timeline

• 2026-05-26 Listed $10,000 FSBO.com
• 2016-05-16 Sold (Public Records) — Public Records
• 2016-05-12 Sold (MLS) — NTREIS
• 2016-04-22 Pending — NTREIS
• 2016-04-07 Listed $3,000 NTREIS
• 2006-05-31 Sold (Public Records) — Public Records

Property tax history

-12.9%/yr

Latest (2025): $94 · +18.4% YoY. Source: county tax records.