600 N Lake St · Waskom, TX 75692

$175,000

3 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 58 Days on market

Built 1971 0.50 ac lot $108/sqft · 7% below area Est $189k · 7% under ↓ 8% since listing

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +10.9/15.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 600 N Lake St in Waskom—a well-cared-for home full of charm, space, and opportunity, all set on a generous half-acre lot. This 3-bedroom, 2-bath home offers a comfortable layout with plenty of room to spread out, both inside and out. You’ll love the large carport, abundant parking, and multiple storage buildings—perfect for hobbies, tools, or extra space for all your needs. The enclosed patio adds even more versatility, whether you’re looking for a relaxing spot to unwind or additional entertaining space. The home has been very well maintained over the years and features a durable metal roof along with a home generator for added peace of mind. While the in

Key facts

• Durable metal roof
• Half-acre lot
• Home generator

Tags

• HALF-ACRE LOT
• LARGE CARPORT
• MULTIPLE STORAGE BUILDINGS
• ENCLOSED PATIO
• DURABLE METAL ROOF
• HOME GENERATOR

Property features AI

Exterior

• Parking: 2-car garage; Carport; Concrete parking surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Chain link fencing; Half-acre lot; Storage structure on property; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas water heater; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-11 ($-133/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (14.6% below list).
• Recommended offer: $149k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#168 in TX, #4,434 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Waskom ISD (rural): math 38% / reading 43% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waskom El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 358 students, 71% FRL); Waskom Middle (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 202 students, 71% FRL); Waskom H S (math 42% / reading 57%, grade D, #509 of 1,632 statewide, top 34%, 265 students, 62% FRL).
• Market conditions: 54 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,446 (14.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (median comp): $189,076
• List price: $175,000
• Delta: -7.44%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-29,050
• Equity at exit: $26,093

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-26,156
• Equity at exit: $15,131

Cash invested: $49,000 (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 75692

• Home prices YoY: -31.6%
• Active inventory: 54
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$201 /mo · $2,413/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-11

Break-even live

Break-even rent $1,508

Max offer price $173,046

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $38	+0% $-11	+5% $-61	+10% $-110
Rent	-10% $-129	-5% $-70	+0% $-11	+5% $48	+10% $107
Rate	-1.0pp $77	-0.5pp $33	base $-11	+0.5pp $-56	+1.0pp $-103

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 58 DOM
2. 2026-06-21
   days on market $175,000 Active 57 DOM
3. 2026-06-18
   days on market $175,000 Active 55 DOM
4. 2026-06-18
   price $175,000 Active 54 DOM
5. 2026-06-17
   days on market $180,000 Active 54 DOM
6. 2026-06-16
   days on market $180,000 Active 53 DOM
7. 2026-06-15
   days on market $180,000 Active 52 DOM
8. 2026-06-15
   days on market $180,000 Active 51 DOM
9. 2026-06-13
   days on market $180,000 Active 50 DOM
10. 2026-06-12
    days on market $180,000 Active 49 DOM
11. 2026-06-09
    days on market $180,000 Active 46 DOM
12. 2026-06-08
    days on market $180,000 Active 45 DOM
13. 2026-06-08
    days on market $180,000 Active 44 DOM
14. 2026-06-07
    days on market $180,000 Active 43 DOM
15. 2026-06-03
    days on market $180,000 Active 40 DOM
16. 2026-06-02
    days on market $180,000 Active 39 DOM
17. 2026-06-01
    days on market $180,000 Active 38 DOM
18. 2026-05-31
    days on market $180,000 Active 37 DOM
19. 2026-05-13
    price $180,000 1203-char remark
20. 2026-04-24
    listed $190,000 Active 1203-char remark

ⓘ 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: $2,413 · $201/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$790/yr (+$66/mo · 32.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $17,934
• − Mortgage interest: −$9,803
• − Property taxes: −$2,413
• − Insurance: −$875
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$5,091
• Taxable loss: −$3,117
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $615/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: Waskom ISD
• NCES district ID: 4844670
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $49,184
• Composite: 34.82/100
• National rank: #5103
• State rank: #387 of 826 in TX

Livability — Waskom

• Score: 74/100
• State rank: #168
• US rank: #4434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waskom, TX
• Population (ZIP): 5,255

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.51%
• Current HPI: 144.1058
• 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

-7.9% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $175,000 LAAR
• 2026-05-13 Price Changed $180,000 LAAR
• 2026-04-24 Listed $190,000 LAAR

Property tax history

+2.2%/yr

Latest (2025): $2,413 · +6.2% YoY. Source: county tax records.