534 Meridian · West Livingston, TX 77351

$129,900

2 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 35 Days on market

Built 2002 8,799 sqft lot $119/sqft · 7% below area Est $140k · 7% under $22/mo HOA · 2% of rent

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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 +16.6/30.0
• ARV discount +10.8/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as Can Be - Ideal for Rental Property! In Lake Community Subdivision with Boatlauch access to Lake. Single Level Home and Low Maintenance Hardi with 3 Bedrooms / 2 Full Baths. Completely Renovated 2022 and Upgrades include Kitchen Cabinetry and Countertops, Stainless Sink and Stainless Appliances, New Windows, New Vinyl Plank Flooring and Carpet in Bedrooms, Baths have New Cabinets/Countertops, Fixtures and Fans. Open Concept Living/Kitchen with Separate Dining or Bonus Room. Nice New Porches Front and Back - Beautiful Lot with Mature Trees with lots of shade - Partially Fenced - Spacious Front and Side Yards. As well as Lake Access with Boatlaunch, Subdivision also offers Pavillion, Community Center and Play Area for Kiddos. An Affordable Nice Home.

Key facts

• Private boat launch
• Fenced front yard
• 8,799 sq ft lot

Tags

• FENCED FRONT YARD
• PRIVATE BOAT LAUNCH

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Lake Livingston POA with annual fee of $264; Association amenities include clubhouse and recreation facilities

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2002; Block foundation; Composition roof
• Construction: Wood siding construction
• Exterior features: Deck; Patio; Partial fencing; Cleared lot; Gravel road access; Has additional parcels

Interior

• Kitchen: Electric cooktop; Electric oven
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Washer hookup; Electric dryer hookup; Electric cooktop; Electric oven; Laminate flooring; 3 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $79 ($945/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.4% below list).
• Recommended offer: $124k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.5% in West Livingston — 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Livingston J H (math 30% / reading 32%, grade F, #1,015 of 1,662 statewide, top 62%, 893 students, 62% FRL); Livingston H S (math 35% / reading 46%, grade F, #798 of 1,632 statewide, top 49%, 1,128 students, 51% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 1186 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $37k; list at $130k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $124,180 (4.4% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 0.96% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $140,151
• List price: $129,900
• Delta: -7.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3209 Mangum Rd	0.52mi	2/1.0	1,080 (-1%)	15mo	$189,000	$175	57
738 Windwood Dr	0.08mi	3/2.0 (+1)	1,240 (+14%)	22mo	$90,000	$73	50
1090 Meridian	0.28mi	3/2.0 (+1)	1,240 (+14%)	16mo	$79,900	$64	46
3195 Mangum Rd	0.54mi	3/2.0 (+1)	1,200 (+10%)	21mo	$179,000	$149	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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-16,014
• Equity at exit: $19,369

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-7,401
• Equity at exit: $11,231

Cash invested: $36,372 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$54
• HOA: −$22
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $79

Break-even live

Break-even rent $1,142

Max offer price $129,900

Occupancy floor 89%

Sensitivity live

Price	-10% $152	-5% $115	+0% $79	+5% $42	+10% $5
Rent	-10% $-19	-5% $30	+0% $79	+5% $128	+10% $177
Rate	-1.0pp $144	-0.5pp $112	base $79	+0.5pp $45	+1.0pp $11

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 20 events

1. 2026-06-18
   days on market $129,900 Active 35 DOM
2. 2026-06-17
   days on market $129,900 Active 34 DOM
3. 2026-06-16
   days on market $129,900 Active 33 DOM
4. 2026-06-15
   days on market $129,900 Active 32 DOM
5. 2026-06-13
   days on market $129,900 Active 30 DOM
6. 2026-06-09
   days on market $129,900 Active 26 DOM
7. 2026-06-08
   days on market $129,900 Active 25 DOM
8. 2026-06-07
   days on market $129,900 Active 24 DOM
9. 2026-06-04
   days on market $129,900 Active 21 DOM
10. 2026-06-03
    days on market $129,900 Active 20 DOM
11. 2026-06-02
    days on market $129,900 Active 19 DOM
12. 2026-06-01
    days on market $129,900 Active 18 DOM
13. 2026-05-31
    days on market $129,900 Active 17 DOM
14. 2026-05-14
    listed $129,900 Active 315-char remark
15. 2025-04-17
    historical
16. 2024-06-17
    listed $169,900 Active
17. 2022-08-05
    soldstatus Sold

    Show marketing remark (771 chars)

    Cute as Can Be - Ideal for Rental Property! In Lake Community Subdivision with Boatlauch access to Lake. Single Level Home and Low Maintenance Hardi with 3 Bedrooms / 2 Full Baths. Completely Renovated 2022 and Upgrades include Kitchen Cabinetry and Countertops, Stainless Sink and Stainless Appliances, New Windows, New Vinyl Plank Flooring and Carpet in Bedrooms, Baths have New Cabinets/Countertops, Fixtures and Fans. Open Concept Living/Kitchen with Separate Dining or Bonus Room. Nice New Porches Front and Back - Beautiful Lot with Mature Trees with lots of shade - Partially Fenced - Spacious Front and Side Yards. As well as Lake Access with Boatlaunch, Subdivision also offers Pavillion, Community Center and Play Area for Kiddos. An Affordable Nice Home.

18. 2022-07-19
    status Pending

    Show marketing remark (771 chars)

    Cute as Can Be - Ideal for Rental Property! In Lake Community Subdivision with Boatlauch access to Lake. Single Level Home and Low Maintenance Hardi with 3 Bedrooms / 2 Full Baths. Completely Renovated 2022 and Upgrades include Kitchen Cabinetry and Countertops, Stainless Sink and Stainless Appliances, New Windows, New Vinyl Plank Flooring and Carpet in Bedrooms, Baths have New Cabinets/Countertops, Fixtures and Fans. Open Concept Living/Kitchen with Separate Dining or Bonus Room. Nice New Porches Front and Back - Beautiful Lot with Mature Trees with lots of shade - Partially Fenced - Spacious Front and Side Yards. As well as Lake Access with Boatlaunch, Subdivision also offers Pavillion, Community Center and Play Area for Kiddos. An Affordable Nice Home.

19. 2022-06-25
    listed $159,900 Active

    Show marketing remark (771 chars)

    Cute as Can Be - Ideal for Rental Property! In Lake Community Subdivision with Boatlauch access to Lake. Single Level Home and Low Maintenance Hardi with 3 Bedrooms / 2 Full Baths. Completely Renovated 2022 and Upgrades include Kitchen Cabinetry and Countertops, Stainless Sink and Stainless Appliances, New Windows, New Vinyl Plank Flooring and Carpet in Bedrooms, Baths have New Cabinets/Countertops, Fixtures and Fans. Open Concept Living/Kitchen with Separate Dining or Bonus Room. Nice New Porches Front and Back - Beautiful Lot with Mature Trees with lots of shade - Partially Fenced - Spacious Front and Side Yards. As well as Lake Access with Boatlaunch, Subdivision also offers Pavillion, Community Center and Play Area for Kiddos. An Affordable Nice Home.

20. 2021-07-22
    soldstatus $37,401

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$638/yr (+$53/mo · 36.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,902
• − Mortgage interest: −$7,276
• − Property taxes: −$1,740
• − Insurance: −$650
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − HOA: −$264
• − Depreciation: −$3,779
• Taxable loss: −$1,191
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $1,230/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Livingston, TX
• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

+247.3% since first listed

7 events — show timeline

• 2026-05-14 Listed $129,900 HARMLS
• 2025-04-17 Listing Removed — HARMLS
• 2024-06-17 Listed $169,900 HARMLS
• 2022-08-05 Sold (MLS) — HARMLS
• 2022-07-19 Pending — HARMLS
• 2022-06-25 Listed $159,900 HARMLS
• 2021-07-22 Sold (Public Records) $37,401 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,740 · +4.1% YoY. Source: county tax records.