136 Private Road 7708 · Emory, TX 75440

$115,900

4 bd · 3.0 ba · 1,092 sqft · SingleFamily public records · 19 Days on market

Built 1991 3,311 sqft lot $25/mo HOA · 2% of rent ↓ 23% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one of a kind property doesn't come available very often! it's located in Steamboat Shores Subdivision, which is a gated community on Lake Fork. The spacious living room, kitchen, 4 bedrooms and 2.5 baths provide plenty of room on the inside, while the beautiful covered front porch offers a great space for entertaining! The subdivision includes access to a private Lake Fork boat ramp, two pools and a playground. This quiet community offers everything you need to sit back and relax after a long day on the water fishing!

Key facts

• Gated community
• Covered front porch
• Boat parking

Tags

• GATED COMMUNITY
• LAKE FORK BOAT RAMP
• TWO POOLS
• PLAYGROUND
• COVERED FRONT PORCH
• BOAT PARKING

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, and VA financing; No second mortgage indicated
• HOA & community: Mandatory association (Steamboat Shores); Annual association fee covers grounds maintenance; Annual association fee: 300; Community pool; Perimeter fencing; Playground

Exterior

• Parking: Covered carport for 2 vehicles; Additional covered spaces (2); Boat parking; RV access/parking with RV carport; Oversized and open parking areas; Gravel and outside parking; Direct access
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Not attached to another property; Accessible features including accessible full bath, accessible hallway(s), and accessible kitchen
• Construction: Built in 1991; Siding construction; Metal roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Exterior lighting; Wood fencing; Interior lot; Cleared vegetation

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 4 bedrooms (primary on first level; two bedrooms on second level; additional bedrooms on first level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Open floorplan; Eat-in kitchen; Decorative lighting; Cable TV available; Window coverings; 7 total rooms; Two levels
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $114k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.2% in Emory — 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 67/100 on livability (#529 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety D-.
• Rains ISD (rural): math 22% / reading 30% proficiency, ranked #697 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rains El (437 students, 68% FRL) — zoned schools average 68% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 180 active listings in the ZIP; 21 units permitted in Rains County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $801 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,161 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.39% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.0

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $10,358
• Equity at exit: $17,281

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $46,631
• Equity at exit: $10,021

Cash invested: $32,452 (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 75440

• Home prices YoY: -12.2%
• Active inventory: 180
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$48
• HOA: −$25
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $457

Break-even live

Break-even rent $1,031

Max offer price $115,900

Occupancy floor 67%

Sensitivity live

Price	-10% $523	-5% $490	+0% $457	+5% $424	+10% $391
Rent	-10% $330	-5% $393	+0% $457	+5% $521	+10% $584
Rate	-1.0pp $515	-0.5pp $486	base $457	+0.5pp $427	+1.0pp $396

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: waterpoolsecurity

Listing history 15 events

1. 2026-06-19
   days on market $115,900 Active 19 DOM
2. 2026-06-18
   days on market $115,900 Active 18 DOM
3. 2026-06-17
   days on market $115,900 Active 17 DOM
4. 2026-06-16
   days on market $115,900 Active 16 DOM
5. 2026-06-15
   days on market $115,900 Active 15 DOM
6. 2026-06-14
   days on market $115,900 Active 13 DOM
7. 2026-06-12
   days on market $115,900 Active 12 DOM
8. 2026-06-09
   days on market $115,900 Active 9 DOM
9. 2026-06-08
   days on market $115,900 Active 8 DOM
10. 2026-06-07
    days on market $115,900 Active 7 DOM
11. 2026-06-07
    days on market $115,900 Active 6 DOM
12. 2026-06-03
    days on market $115,900 Active 3 DOM
13. 2026-06-02
    days on market $115,900 Active 2 DOM
14. 2026-05-31
    remarks 612-char remark
15. 2026-05-31
    listed $115,900 Active 1 DOM

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $2,121 · $177/mo
• Expected delta: +$524/yr (+$44/mo · 32.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,309
• − Mortgage interest: −$6,492
• − Property taxes: −$1,597
• − Insurance: −$580
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$300
• − Depreciation: −$3,372
• Taxable income: $3,879
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,553/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: Rains ISD
• NCES district ID: 4836360
• Math proficiency: 22% ▼ -20.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $45,836
• Composite: 22.46/100
• National rank: #8106
• State rank: #697 of 826 in TX

Livability — Emory

• Score: 67/100
• State rank: #529
• US rank: #10352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,480

Population outlook (Rains County) Hauer SSP2

• Today (2025): 11,516 people
• By 2030: 11,610 · +0.8%
• By 2040: 11,622 · +0.9%
• By 2050: 11,329 · -1.6%
• By 2075: 10,390 · -9.8%
• By 2100: 8,809 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Rains

• 2024 margin: Solid R (+72.9) · D 13.3% · R 86.2%
• 2008→2024 swing: -23.4pp toward R · 2008: -49.5pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.2 2016: R+71.3 2012: R+61.8 2008: R+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.08%
• Current HPI: 208.6245
• 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

-22.7% since first listed

31 events — show timeline

• 2026-05-31 Listed $115,900 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-04 Price Changed $116,800 NTREIS
• 2026-02-11 Price Changed $116,900 NTREIS
• 2025-12-31 Price Changed $117,500 NTREIS
• 2025-11-21 Price Changed $118,000 NTREIS
• 2025-10-19 Price Changed $119,000 NTREIS
• 2025-10-15 Price Changed $139,000 NTREIS
• 2025-10-03 Price Changed $142,000 NTREIS
• 2025-09-15 Listed $144,000 NTREIS
• 2024-01-12 Sold (MLS) — NTREIS
• 2024-01-05 Sold (MLS) — GTAR
• 2023-12-11 Contingent — NTREIS
• 2023-12-04 Price Changed $59,500 NTREIS
• 2023-12-04 Price Changed $59,500 GTAR
• 2023-10-03 Price Changed $69,500 NTREIS
• 2023-10-03 Price Changed $69,500 GTAR
• 2023-09-19 Price Changed $79,500 NTREIS
• 2023-09-19 Price Changed $79,500 GTAR
• 2023-09-03 Price Changed $89,500 NTREIS
• 2023-09-03 Price Changed $89,500 GTAR
• 2023-08-26 Price Changed $99,500 NTREIS
• 2023-08-26 Price Changed $99,500 GTAR
• 2023-08-11 Price Changed $109,500 NTREIS
• 2023-07-21 Price Changed $119,500 NTREIS
• 2023-07-04 Price Changed $129,500 NTREIS
• 2023-06-16 Price Changed $139,500 NTREIS
• 2023-06-03 Price Changed $144,900 NTREIS
• 2023-05-24 Listed $109,500 GTAR
• 2023-05-19 Listed $149,900 NTREIS
• 1993-11-22 Sold (Public Records) — Public Records

Property tax history

+17.6%/yr

Latest (2025): $1,597 · +7.3% YoY. Source: county tax records.