316 E Post Office St · Eagle Lake, TX 77434

$79,900

2 bd · 1.0 ba · 1,545 sqft · SingleFamily public records · 229 Days on market

Built 1950 $52/sqft · 51% below area ↓ 11% 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 +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

Key facts

• Open floor plan
• Spacious kitchen
• Spacious back yard

Tags

• SPACIOUS KITCHEN
• OPEN FLOOR PLAN
• TWO-CAR GARAGE
• SPACIOUS BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.7% in Eagle Lake — 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 62/100 on livability (#913 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: schools F, amenities F, commute F.
• Rice CISD (rural): math 34% / reading 32% proficiency, ranked #574 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $45k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.53% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 5.4

CMA / ARV

• ARV (median comp): $164,558
• List price: $79,900
• Delta: -51.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Clark St N	0.43mi	3/2.0 (+1)	1,612 (+4%)	2mo	$249,000	$154	62
719 Partridge Ln	0.72mi	3/2.0 (+1)	1,513 (-2%)	5mo	$284,200	$188	49
610 N Walnut Ave	0.37mi	3/2.0 (+1)	1,716 (+11%)	14mo	$129,000	$75	44
1017 Glen Lake Ct	0.64mi	3/1.0 (+1)	1,372 (-11%)	7mo	$185,000	$135	40
512 N Mccarty Ave	0.27mi	3/2.0 (+1)	1,327 (-14%)	18mo	$265,000	$200	40
509 Hubbards Ferry Rd	0.74mi	3/2.0 (+1)	1,464 (-5%)	10mo	$115,000	$79	39

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

Projected returns pro-forma

1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.82×
• Total profit: $18,254
• Equity at exit: $28,535

10-year hold

• IRR: 18.9%
• Equity multiple: 3.36×
• Total profit: $52,779
• Equity at exit: $38,912

Cash invested: $22,372 (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 77434

• Home prices YoY: 0.7%
• Active inventory: 59
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$273 /mo · $3,273/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $243

Break-even live

Break-even rent $918

Max offer price $79,900

Occupancy floor 75%

Sensitivity live

Price	-10% $288	-5% $265	+0% $243	+5% $220	+10% $197
Rent	-10% $146	-5% $194	+0% $243	+5% $291	+10% $339
Rate	-1.0pp $283	-0.5pp $263	base $243	+0.5pp $222	+1.0pp $201

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $79,900 Active 229 DOM
2. 2026-06-18
   days on market $79,900 Active 227 DOM
3. 2026-06-17
   days on market $79,900 Active 226 DOM
4. 2026-06-16
   days on market $79,900 Active 225 DOM
5. 2026-06-15
   days on market $79,900 Active 224 DOM
6. 2026-06-15
   days on market $79,900 Active 223 DOM
7. 2026-06-13
   days on market $79,900 Active 222 DOM
8. 2026-06-12
   days on market $79,900 Active 221 DOM
9. 2026-06-09
   days on market $79,900 Active 218 DOM
10. 2026-06-08
    days on market $79,900 Active 217 DOM
11. 2026-06-08
    days on market $79,900 Active 216 DOM
12. 2026-06-05
    days on market $79,900 Active 214 DOM
13. 2026-06-03
    days on market $79,900 Active 212 DOM
14. 2026-06-02
    days on market $79,900 Active 211 DOM
15. 2026-06-01
    days on market $79,900 Active 210 DOM
16. 2026-05-31
    days on market $79,900 Active 209 DOM
17. 2026-04-30
    price $79,900 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

18. 2026-04-14
    price $89,000 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

19. 2026-04-05
    price $95,000 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

20. 2026-02-28
    price $109,000 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

21. 2026-01-23
    price $99,900 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

22. 2026-01-16
    price $109,900 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

23. 2026-01-03
    price $114,900 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

24. 2025-11-11
    price $115,000 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

25. 2025-11-03
    listed $125,000 Active 224-char remark

    Show marketing remark (224 chars)

    Perfect investment property or first time home buyer in Great Location. quiet subdivision, Spacious kitchen open floor plan to the dining room and living area. The home includes an open two-car garage and spacious back yard.

26. 2023-06-28
    historical
27. 2023-04-28
    price $114,900
28. 2023-03-24
    price $119,000
29. 2023-02-08
    price $125,000
30. 2022-12-29
    listed $135,000 Active
31. 2021-04-24
    historical
32. 2021-03-30
    listed $125,000 Active
33. 2020-03-03
    historical
34. 2020-01-26
    listed $90,000 Active
35. 2019-03-18
    soldstatus
36. 2007-07-17
    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: $3,273 · $273/mo
• Projected year-2 tax: $3,273 · $273/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 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: $14,699
• − Mortgage interest: −$4,476
• − Property taxes: −$3,273
• − Insurance: −$400
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,324
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,462/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: Rice CISD
• NCES district ID: 4836970
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $39,704
• Composite: 27.72/100
• National rank: #6907
• State rank: #574 of 826 in TX

Livability — Eagle Lake

• Score: 62/100
• State rank: #913
• US rank: #16344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, TX
• Population (ZIP): 4,037

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% White 22% Black 19% Two or more races 16% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Lithuanian 4% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.30%
• Current HPI: 179.6872
• 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

-11.2% since first listed

20 events — show timeline

• 2026-04-30 Price Changed $79,900 HARMLS
• 2026-04-14 Price Changed $89,000 HARMLS
• 2026-04-05 Price Changed $95,000 HARMLS
• 2026-02-28 Price Changed $109,000 HARMLS
• 2026-01-23 Price Changed $99,900 HARMLS
• 2026-01-16 Price Changed $109,900 HARMLS
• 2026-01-03 Price Changed $114,900 HARMLS
• 2025-11-11 Price Changed $115,000 HARMLS
• 2025-11-03 Listed $125,000 HARMLS
• 2023-06-28 Listing Removed — HARMLS
• 2023-04-28 Price Changed $114,900 HARMLS
• 2023-03-24 Price Changed $119,000 HARMLS
• 2023-02-08 Price Changed $125,000 HARMLS
• 2022-12-29 Listed $135,000 HARMLS
• 2021-04-24 Listing Removed — HARMLS
• 2021-03-30 Listed $125,000 HARMLS
• 2020-03-03 Listing Removed — HARMLS
• 2020-01-26 Listed $90,000 HARMLS
• 2019-03-18 Sold (Public Records) — Public Records
• 2007-07-17 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,273 · +17.3% YoY. Source: county tax records.