140 Jones Cir · Robert Lee, TX 76945

$99,500

2 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 33 Days on market

Built 1970 0.46 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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for your own oasis in Robert Lee? Look no further! This property has so much to offer, and with some TLC, can truly be the perfect place to call home! Offering 2 bed/2 baths with two living areas and a dining room off of the spacious kitchen, this home features lots of natural light, split bedrooms, a beautiful wood-burning brick fireplace, granite countertops, wood floors and so much more! Just under a half of an acre, this property features an oversized front covered porch and a screened in patio with serene views that will make your indoor/outdoor living dreams come true! The 30x36 barn with electric provides endless opportunities! The 12x36 attached carport offers additio

Key facts

• Wood floors
• 30x36 barn
• Granite countertops

Tags

• WOOD BURNING BRICK FIREPLACE
• GRANITE COUNTERTOPS
• WOOD FLOORS
• OVERSIZED FRONT COVERED PORCH
• SCREENED IN PATIO
• 30X36 BARN

Property features AI

Exterior

• Parking: Attached covered carport (2 carport spaces); Additional parking; RV access/parking and RV carport; Boat parking; Covered parking; Storage parking/areas; See remarks / other parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One level
• Construction: Brick construction; Metal roof; Pillar/post/pier foundation; Built as residential single-family
• Exterior features: Storage; Patio; Porch; Barn(s); Workshop; RV/Boat storage; Landscaped lot; Waterfront on a creek; Dirt road frontage on a county road (publicly maintained)

Interior

• Kitchen: Granite counters; Vented exhaust fan
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Storage; Granite counters; Ceiling fans; Vented exhaust fan; Electric water heater; Wood-burning fireplace in the den (1 fireplace)
• Laundry & utility: Laundry room with washer and dryer hookups (electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#608 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools C-, health & safety C-, amenities F.
• Robert Lee ISD (rural): math 50% / reading 40% proficiency, ranked #573 of 1,141 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 3 units permitted in Coke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($688 loan paydown + $3k appreciation (3.0% local appreciation)).
• Coke County population projected to shrink 5% 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.84×
• Total profit: $23,464
• Equity at exit: $44,740

10-year hold

• IRR: 16.5%
• Equity multiple: 3.42×
• Total profit: $67,527
• Equity at exit: $68,949

Cash invested: $27,860 (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 76945

• Active inventory: 29
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $180

Break-even live

Break-even rent $886

Max offer price $99,500

Occupancy floor 79%

Sensitivity live

Price	-10% $236	-5% $208	+0% $180	+5% $152	+10% $124
Rent	-10% $92	-5% $136	+0% $180	+5% $224	+10% $268
Rate	-1.0pp $230	-0.5pp $205	base $180	+0.5pp $154	+1.0pp $128

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   statusdays on market $99,500 Active 33 DOM
2. 2026-06-13
   statusdays on market $99,500 Pending 32 DOM
3. 2026-06-10
   days on market $99,500 Active 30 DOM
4. 2026-06-09
   days on market $99,500 Active 29 DOM
5. 2026-06-08
   days on market $99,500 Active 28 DOM
6. 2026-06-07
   days on market $99,500 Active 27 DOM
7. 2026-06-05
   days on market $99,500 Active 24 DOM
8. 2026-06-03
   days on market $99,500 Active 23 DOM
9. 2026-06-02
   days on market $99,500 Active 22 DOM
10. 2026-06-01
    days on market $99,500 Active 21 DOM
11. 2026-05-31
    days on market $99,500 Active 20 DOM
12. 2026-05-30
    days on market $99,500 Active 19 DOM
13. 2026-05-11
    listed $99,500 Active 987-char remark
14. 2014-11-06
    soldstatus
15. 2007-03-20
    soldstatus
16. 1993-02-26
    soldstatus
17. 1982-09-21
    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: $1,637 · $136/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$183/yr (+$15/mo · 11.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,360
• − Mortgage interest: −$5,574
• − Property taxes: −$1,637
• − Insurance: −$498
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,895
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,009/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: Robert Lee ISD
• NCES district ID: 4837380
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $38,746
• Composite: 39.81/100
• National rank: #7972
• State rank: #573 of 1141 in TX

Livability — Robert Lee

• Score: 66/100
• State rank: #608
• US rank: #11550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,706

Population outlook (Coke County) Hauer SSP2

• Today (2025): 3,120 people
• By 2030: 3,073 · -1.5%
• By 2040: 3,008 · -3.6%
• By 2050: 2,973 · -4.7%
• By 2075: 3,028 · -2.9%
• By 2100: 2,989 · -4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 21% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 5% Slovak 4% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Coke

• 2024 margin: Solid R (+79.6) · D 9.9% · R 89.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -60.7pp · 2024: -79.6pp
• All cycles: 2024: R+79.6 2020: R+79.1 2016: R+79.1 2012: R+73.8 2008: R+60.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

6 events — show timeline

• 2026-06-13 Pending — SAAR TX
• 2026-05-11 Listed $99,500 SAAR TX
• 2014-11-06 Sold (Public Records) — Public Records
• 2007-03-20 Sold (Public Records) — Public Records
• 1993-02-26 Sold (Public Records) — Public Records
• 1982-09-21 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,637 · +34.0% YoY. Source: county tax records.