501 N 2nd St · Livingston, TX 77351

$129,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 287 Days on market

Built 1955 0.26 ac lot $100/sqft · 37% below area Est $204k · 37% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's good to be HOME! Conveniently located in the heart of Livingston, TX. Offering a total of 4 bedrooms, this home has all the room you need! Enjoy the day in the privacy of your own backyard, completely fenced with a wrought iron gate. This one could be yours, schedule your showing today!

Key facts

• Wrought iron gate
• Completely fenced
• 0.26 acre lot

Tags

• PRIVACY OF YOUR OWN BACKYARD
• COMPLETELY FENCED
• WROUGHT IRON GATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.9% in 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 59/100 on livability (#1,113 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety 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: Timber Creek El (math 56% / reading 47%, grade C-, #808 of 4,322 statewide, top 19%, 522 students, 74% FRL); 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 63% FRL track the district average.
• Market conditions: 1202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $892 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 287 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $129k implies a 1022% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 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 1955 — 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. 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?
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: 1.05% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (median comp): $204,352
• List price: $129,000
• Delta: -36.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Center St	0.56mi	3/1.0 (+1)	1,168 (-10%)	19mo	$69,000	$59	37
108 Robert Ave	0.65mi	3/2.0 (+1)	1,370 (+6%)	20mo	$209,900	$153	34

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-7,051
• Equity at exit: $19,234

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $11,686
• Equity at exit: $11,154

Cash invested: $36,120 (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: 1202
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$121 /mo · $1,458/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $218

Break-even live

Break-even rent $1,078

Max offer price $129,000

Occupancy floor 79%

Sensitivity live

Price	-10% $291	-5% $254	+0% $218	+5% $181	+10% $145
Rent	-10% $111	-5% $164	+0% $218	+5% $271	+10% $324
Rate	-1.0pp $283	-0.5pp $250	base $218	+0.5pp $184	+1.0pp $150

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2778 FM 3277 Unit 3277 Livingston, TX	3.0	2.0	1490	$1,495	$1.00	0d	1	0.61mi

Listing history 37 events

1. 2026-06-21
   days on market $129,000 Active 287 DOM
2. 2026-06-18
   days on market $129,000 Active 284 DOM
3. 2026-06-17
   days on market $129,000 Active 283 DOM
4. 2026-06-16
   days on market $129,000 Active 282 DOM
5. 2026-06-15
   days on market $129,000 Active 281 DOM
6. 2026-06-10
   days on market $129,000 Active 275 DOM
7. 2026-06-08
   days on market $129,000 Active 274 DOM
8. 2026-06-07
   days on market $129,000 Active 273 DOM
9. 2026-06-04
   days on market $129,000 Active 270 DOM
10. 2026-06-03
    days on market $129,000 Active 269 DOM
11. 2026-06-02
    days on market $129,000 Active 268 DOM
12. 2026-06-01
    days on market $129,000 Active 267 DOM
13. 2026-05-31
    days on market $129,000 Active 266 DOM
14. 2026-03-04
    price $129,000 292-char remark

    Show marketing remark (292 chars)

    It's good to be HOME! Conveniently located in the heart of Livingston, TX. Offering a total of 4 bedrooms, this home has all the room you need! Enjoy the day in the privacy of your own backyard, completely fenced with a wrought iron gate. This one could be yours, schedule your showing today!

15. 2026-01-07
    price $139,000 292-char remark

    Show marketing remark (292 chars)

    It's good to be HOME! Conveniently located in the heart of Livingston, TX. Offering a total of 4 bedrooms, this home has all the room you need! Enjoy the day in the privacy of your own backyard, completely fenced with a wrought iron gate. This one could be yours, schedule your showing today!

16. 2025-11-18
    price $141,000 292-char remark

    Show marketing remark (292 chars)

    It's good to be HOME! Conveniently located in the heart of Livingston, TX. Offering a total of 4 bedrooms, this home has all the room you need! Enjoy the day in the privacy of your own backyard, completely fenced with a wrought iron gate. This one could be yours, schedule your showing today!

17. 2025-09-07
    listed $145,000 Active 292-char remark

    Show marketing remark (292 chars)

    It's good to be HOME! Conveniently located in the heart of Livingston, TX. Offering a total of 4 bedrooms, this home has all the room you need! Enjoy the day in the privacy of your own backyard, completely fenced with a wrought iron gate. This one could be yours, schedule your showing today!

18. 2023-12-21
    historical
19. 2023-12-02
    listed $155,000 Active
20. 2023-12-02
    historical
21. 2023-10-20
    price $155,000
22. 2023-09-26
    listed $162,000 Active
23. 2023-09-26
    historical
24. 2023-08-28
    price $162,000
25. 2023-07-31
    price $168,000
26. 2023-06-22
    listed $180,000 Active
27. 2023-03-11
    historical
28. 2023-01-19
    price $179,000
29. 2022-12-30
    price $185,000
30. 2022-12-06
    listed $195,000 Active
31. 2022-12-01
    historical
32. 2022-09-29
    price $196,000
33. 2022-09-05
    price $204,000
34. 2022-08-27
    price $209,000
35. 2022-08-08
    listed $215,000 Active
36. 2015-10-19
    soldstatus
37. 1995-04-13
    soldstatus $11,500

ⓘ 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: $1,458 · $121/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$903/yr (+$75/mo · 61.9%)

ⓘ 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 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $16,242
• − Mortgage interest: −$7,226
• − Property taxes: −$1,458
• − Insurance: −$645
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,753
• Taxable income: $562
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,476/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 — Livingston

• Score: 59/100
• State rank: #1113
• US rank: #19723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, TX
• County: Polk County · 37,143 people
• City population: 37,143
• 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

+1021.7% since first listed

24 events — show timeline

• 2026-03-04 Price Changed $129,000 HARMLS
• 2026-01-07 Price Changed $139,000 HARMLS
• 2025-11-18 Price Changed $141,000 HARMLS
• 2025-09-07 Listed $145,000 HARMLS
• 2023-12-21 Listing Removed — HARMLS
• 2023-12-02 Listing Removed — HARMLS
• 2023-12-02 Listed $155,000 HARMLS
• 2023-10-20 Price Changed $155,000 HARMLS
• 2023-09-26 Listing Removed — HARMLS
• 2023-09-26 Listed $162,000 HARMLS
• 2023-08-28 Price Changed $162,000 HARMLS
• 2023-07-31 Price Changed $168,000 HARMLS
• 2023-06-22 Listed $180,000 HARMLS
• 2023-03-11 Listing Removed — HARMLS
• 2023-01-19 Price Changed $179,000 HARMLS
• 2022-12-30 Price Changed $185,000 HARMLS
• 2022-12-06 Listed $195,000 HARMLS
• 2022-12-01 Listing Removed — HARMLS
• 2022-09-29 Price Changed $196,000 HARMLS
• 2022-09-05 Price Changed $204,000 HARMLS
• 2022-08-27 Price Changed $209,000 HARMLS
• 2022-08-08 Listed $215,000 HARMLS
• 2015-10-19 Sold (Public Records) — Public Records
• 1995-04-13 Sold (Public Records) $11,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,458 · +4.5% YoY. Source: county tax records.