900 Main St · Roscoe, TX 79545

$86,900

2 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 40 Days on market

Built 2000 0.28 ac lot $61/sqft · 12% above area Est $84k · at est.

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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 +23.9/30.0
• Appreciation +9.2/10.0
• DSCR +7.7/10.0
• 1% rule +7.6/10.0
• ARV discount +5.7/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This home has 2 bedrooms, 2 bathrooms, 2 living areas (large den could be divided to create 3rd bedroom), dining room, kitchen with eating area, kitchen is open to dining room, house sits on corner lot, backyard has a 8X12 storage building, 15X30 shop with overhead door, water well on property (water well needs repair to electrical line), single car garage, additional parking pad for 2 vehicles. This property needs some repairs/updates and is priced to reflect this, being Sold AS IS. Call agent Michael Hammit to view [phone]

Key facts

• Water well
• Corner lot
• 0.28 acre lot

Tags

• CORNER LOT
• BACKYARD STORAGE BUILDING
• SHOP WITH OVERHEAD DOOR
• WATER WELL

Property features AI

Exterior

• Parking: Garage with garage door opener; Attached garage; Parking pad; Open parking
• Utilities: Public sewer; Water: well, private, or public water available; Electricity connected / electric on property; Natural gas connected / natural gas available; Sewer connected; Water connected; Cable available
• Home design: Single-family residence; Residential property
• Construction: Brick veneer and other construction materials
• Exterior features: Covered porch; Corner lot; Level lot; Back yard fencing (chain link, partial, wood); Storage structure

Interior

• Kitchen: Refrigerator; Gas cooktop
• Flooring: Vinyl flooring; Carpeted areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Other heating; Window cooling units
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#172 in TX, #4,537 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Roscoe Collegiate ISD (rural): math 18% / reading 30% proficiency, ranked #721 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 15 units permitted in Nolan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($601 loan paydown + $7k appreciation (8.4% local appreciation)).
• Nolan County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,293 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.26% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 6.6

CMA / ARV

• ARV (median comp): $83,598
• List price: $86,900
• Delta: 3.95%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Bandera Dr	0.33mi	3/2.5 (+1)	1,488 (+5%)	17mo	$68,480	$46	51
1100 Oak St	0.38mi	3/2.0 (+1)	1,477 (+4%)	24mo	$180,000	$122	46
1503 4th St	0.63mi	3/2.0 (+1)	1,494 (+6%)	12mo	$72,000	$48	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.01×
• Total profit: $48,901
• Equity at exit: $68,493

10-year hold

• IRR: 24.3%
• Equity multiple: 6.52×
• Total profit: $134,238
• Equity at exit: $138,386

Cash invested: $24,332 (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 79545

• Home prices YoY: 5.2%
• Active inventory: 13
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $168

Break-even live

Break-even rent $885

Max offer price $86,900

Occupancy floor 80%

Sensitivity live

Price	-10% $217	-5% $193	+0% $168	+5% $143	+10% $119
Rent	-10% $81	-5% $125	+0% $168	+5% $211	+10% $255
Rate	-1.0pp $212	-0.5pp $190	base $168	+0.5pp $146	+1.0pp $123

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $86,900 Active 40 DOM
2. 2026-06-18
   days on market $86,900 Active 38 DOM
3. 2026-06-17
   days on market $86,900 Active 37 DOM
4. 2026-06-16
   days on market $86,900 Active 36 DOM
5. 2026-06-15
   days on market $86,900 Active 35 DOM
6. 2026-06-15
   days on market $86,900 Active 34 DOM
7. 2026-06-13
   days on market $86,900 Active 33 DOM
8. 2026-06-12
   days on market $86,900 Active 32 DOM
9. 2026-06-09
   days on market $86,900 Active 29 DOM
10. 2026-06-08
    days on market $86,900 Active 28 DOM
11. 2026-06-08
    days on market $86,900 Active 27 DOM
12. 2026-06-07
    days on market $86,900 Active 26 DOM
13. 2026-06-03
    days on market $86,900 Active 23 DOM
14. 2026-06-02
    days on market $86,900 Active 22 DOM
15. 2026-06-01
    days on market $86,900 Active 21 DOM
16. 2026-05-31
    days on market $86,900 Active 20 DOM
17. 2026-05-11
    listed $86,900 Active 537-char remark
18. 1989-11-13
    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: $2,491 · $208/mo
• Projected year-2 tax: $2,491 · $208/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,177
• − Mortgage interest: −$4,868
• − Property taxes: −$2,491
• − Insurance: −$434
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,528
• Taxable income: $748
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $1,837/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: Roscoe Collegiate ISD
• NCES district ID: 4837860
• Math proficiency: 18% ▼ -29.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $48,093
• Composite: 21.0/100
• National rank: #8460
• State rank: #721 of 826 in TX

Livability — Roscoe

• Score: 74/100
• State rank: #172
• US rank: #4537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roscoe, TX
• Population (ZIP): 1,778

Population outlook (Nolan County) Hauer SSP2

• Today (2025): 15,048 people
• By 2030: 15,043 · +-0.0%
• By 2040: 15,235 · +1.2%
• By 2050: 15,603 · +3.7%
• By 2075: 16,528 · +9.8%
• By 2100: 16,427 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Nolan

• 2024 margin: Solid R (+59.2) · D 19.9% · R 79.2%
• 2008→2024 swing: -20.4pp toward R · 2008: -38.8pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+55.4 2016: R+53.2 2012: R+45.1 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.42%
• Current HPI: 169.199
• 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

2 events — show timeline

• 2026-05-11 Listed $86,900 NCBOR
• 1989-11-13 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,491 · -0.4% YoY. Source: county tax records.