713 S Banks St · Caldwell, TX 77836

$150,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 245 Days on market

Built 1935 0.32 ac lot $107/sqft · 12% below area Est $170k · 12% under

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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 +26.6/30.0
• ARV discount +12.8/15.0
• DSCR +9.1/10.0
• 1% rule +6.3/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Country Living in this Oversized .32-acre lot ! Plenty of room to expand, add a workshop, or create your backyard retreat. Nestled in a prime location, this property combines small-town living with convenient access to schools, and dining. Whether you’re a first-time buyer, investor, or looking to create your forever home.

Key facts

• Backyard retreat
• Oversized lot
• Prime location

Tags

• OVERSIZED LOT
• BACKYARD RETREAT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.0% in Caldwell — 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 68/100 on livability (#497 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Caldwell ISD (rural): math 44% / reading 45% proficiency, ranked #264 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44 units permitted in Burleson County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $169,863
• List price: $150,000
• Delta: -11.69%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 N Broadway St	0.60mi	3/2.0	1,360 (-3%)	23mo	$176,000	$129	44
701 W Fawn St	0.63mi	3/2.0	1,584 (+13%)	8mo	$215,000	$136	38
1500 W 9th St	0.62mi	3/2.0	1,568 (+12%)	13mo	$175,000	$112	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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,192
• Equity at exit: $22,365

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $33,768
• Equity at exit: $12,969

Cash invested: $42,000 (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 77836

• Home prices YoY: -26.0%
• Active inventory: 315
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $401

Break-even live

Break-even rent $1,182

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $486	-5% $443	+0% $401	+5% $358	+10% $316
Rent	-10% $267	-5% $334	+0% $401	+5% $468	+10% $534
Rate	-1.0pp $476	-0.5pp $439	base $401	+0.5pp $362	+1.0pp $323

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 W Martin LutherKing Dr Caldwell, TX	3.0	2.0	1207	$1,650	$1.37	24d	1	0.44mi
1464 State Highway 36 S Caldwell, TX	3.0	1.0	1064	$1,650	$1.55	13d	1	0.46mi
142 E Martin Luther King Dr Caldwell, TX	3.0	2.0	1412	$1,775	$1.26	21d	1	0.59mi

Listing history 1 events

1. 2025-09-24
   listed $150,000 Active 340-char remark

   Show marketing remark (340 chars)

   Location! Country Living in this Oversized .32-acre lot ! Plenty of room to expand, add a workshop, or create your backyard retreat. Nestled in a prime location, this property combines small-town living with convenient access to schools, and dining. Whether you’re a first-time buyer, investor, or looking to create your forever home.

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,727/yr (+$144/mo · 169.6%)

ⓘ 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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,277
• − Mortgage interest: −$8,402
• − Property taxes: −$1,018
• − Insurance: −$750
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,364
• Taxable income: $2,499
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $4,212/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: Caldwell ISD
• NCES district ID: 4812460
• Math proficiency: 44% ▲ 3.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $52,820
• Composite: 38.5/100
• National rank: #4181
• State rank: #264 of 826 in TX

Livability — Caldwell

• Score: 68/100
• State rank: #497
• US rank: #9927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caldwell, TX
• Population (ZIP): 12,469

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Black 10% Two or more races 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.96%
• Current HPI: 187.5385
• 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

1 event — show timeline

• 2025-09-24 Listed $150,000 HARMLS

Property tax history

+13.2%/yr

Latest (2022): $1,018 · +44.4% YoY. Source: county tax records.