806 N Oneal St · Caldwell, TX 77836

$89,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 28 Days on market

Built 1986 5,662 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located in Caldwell, 806 N O'Neal offers a convenient and comfortable place to call home or nice investment opportunity. This 2 bedroom, 2 bath property features approximately 924 square feet of living space with a functional layout that makes the most of every room. The home offers central heating and air, a spacious living area with easy access to local schools, shopping, and dining. Situated on a quiet street with quick access to Highway 21, this property combines small town convenience with everyday practicality. Currently leased at $1,200 per month, the property is offered subject to current terms.

Key facts

• Quiet street
• Spacious living area
• Convenient location

Tags

• CONVENIENT LOCATION
• FUNCTIONAL LAYOUT
• CENTRAL HEATING AND AIR
• SPACIOUS LIVING AREA
• QUICK ACCESS TO HIGHWAY 21
• QUIET STREET

Property features AI

Finance

• HOA & community: Suburban community

Exterior

• Parking: Two parking spaces
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Pillar/post/pier foundation; Resale property
• Construction: Metal roof; Vinyl siding
• Exterior features: Front porch; Chain link partial fencing; Back yard; Cleared lot; Gentle sloping; Interior lot; Level areas; Some medium-size trees; Has a view; Faces south

Interior

• Kitchen: Dishwasher; Gas range; Range hood
• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Double vanity; Eat-in kitchen; Soaking tub
• Laundry & utility: Indoor laundry in a laundry closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 1 comparable units currently listed for rent nearby; 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y 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.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.85% ✓
• Cap rate: 15.58%
• Cash-on-cash: 33.15%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.4%
• Equity multiple: 2.18×
• Total profit: $29,450
• Equity at exit: $13,270

10-year hold

• IRR: 35.8%
• Equity multiple: 4.30×
• Total profit: $82,206
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $688

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 53%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1464 State Highway 36 S Caldwell, TX	3.0	1.0	1064	$1,650	$1.55	13d	1	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $89,000 Active 28 DOM
2. 2026-06-17
   days on market $89,000 Active 27 DOM
3. 2026-06-16
   days on market $89,000 Active 26 DOM
4. 2026-06-15
   days on market $89,000 Active 25 DOM
5. 2026-06-14
   days on market $89,000 Active 23 DOM
6. 2026-06-13
   days on market $89,000 Active 22 DOM
7. 2026-06-10
   days on market $89,000 Active 20 DOM
8. 2026-06-09
   days on market $89,000 Active 19 DOM
9. 2026-06-08
   days on market $89,000 Active 18 DOM
10. 2026-06-07
    days on market $89,000 Active 17 DOM
11. 2026-06-05
    days on market $89,000 Active 14 DOM
12. 2026-06-02
    days on market $89,000 Active 12 DOM
13. 2026-06-01
    days on market $89,000 Active 11 DOM
14. 2026-05-31
    days on market $89,000 Active 10 DOM
15. 2026-05-30
    days on market $89,000 Active 9 DOM
16. 2026-05-21
    listed $89,000 Active

    Show marketing remark (610 chars)

    Located in Caldwell, 806 N O'Neal offers a convenient and comfortable place to call home or nice investment opportunity. This 2 bedroom, 2 bath property features approximately 924 square feet of living space with a functional layout that makes the most of every room. The home offers central heating and air, a spacious living area with easy access to local schools, shopping, and dining. Situated on a quiet street with quick access to Highway 21, this property combines small town convenience with everyday practicality. Currently leased at $1,200 per month, the property is offered subject to current terms.

17. 2026-05-21
    listed $89,000 Active 610-char remark

    Show marketing remark (610 chars)

    Located in Caldwell, 806 N O'Neal offers a convenient and comfortable place to call home or nice investment opportunity. This 2 bedroom, 2 bath property features approximately 924 square feet of living space with a functional layout that makes the most of every room. The home offers central heating and air, a spacious living area with easy access to local schools, shopping, and dining. Situated on a quiet street with quick access to Highway 21, this property combines small town convenience with everyday practicality. Currently leased at $1,200 per month, the property is offered subject to current terms.

18. 2026-05-14
    listed $89,000 Active 610-char remark

    Show marketing remark (610 chars)

    Located in Caldwell, 806 N O'Neal offers a convenient and comfortable place to call home or nice investment opportunity. This 2 bedroom, 2 bath property features approximately 924 square feet of living space with a functional layout that makes the most of every room. The home offers central heating and air, a spacious living area with easy access to local schools, shopping, and dining. Situated on a quiet street with quick access to Highway 21, this property combines small town convenience with everyday practicality. Currently leased at $1,200 per month, the property is offered subject to current terms.

19. 2026-04-12
    historical $1,250
20. 2026-04-09
    listed $1,250
21. 2026-04-08
    historical $1,250
22. 2026-03-25
    historical $1,250
23. 2026-03-14
    listed $1,300
24. 2026-01-01
    listed $1,300
25. 2026-01-01
    historical $1,300
26. 2025-12-21
    historical $1,300
27. 2025-12-18
    listed $1,300
28. 2025-11-29
    listed $1,300
29. 2025-11-28
    historical $1,300
30. 2025-11-22
    listed $1,300
31. 2025-11-22
    historical $1,300
32. 2025-11-11
    listed $1,300
33. 2024-06-19
    historical $1,200
34. 2024-06-13
    listed $1,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,589
• Taxable income: $7,278
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,515/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

+7316.7% since first listed

19 events — show timeline

• 2026-05-21 Listed $89,000 HARMLS
• 2026-05-21 Listed $89,000 Unlock MLS
• 2026-05-14 Listed $89,000 BCSRMLS
• 2026-04-12 Rental Removed $1,250 SHOWMOJO
• 2026-04-09 Listed for Rent $1,250 SHOWMOJO
• 2026-04-08 Rental Removed $1,250 BCSRMLS
• 2026-03-25 Rental Removed $1,250 SHOWMOJO
• 2026-03-14 Listed for Rent $1,300 SHOWMOJO
• 2026-01-01 Listed for Rent $1,300 BCSRMLS
• 2026-01-01 Rental Removed $1,300 SHOWMOJO
• 2025-12-21 Rental Removed $1,300 BCSRMLS
• 2025-12-18 Listed for Rent $1,300 BCSRMLS
• 2025-11-29 Listed for Rent $1,300 SHOWMOJO
• 2025-11-28 Rental Removed $1,300 BCSRMLS
• 2025-11-22 Listed for Rent $1,300 BCSRMLS
• 2025-11-22 Rental Removed $1,300 HARMLS
• 2025-11-11 Listed for Rent $1,300 HARMLS
• 2024-06-19 Rental Removed $1,200 BCSRMLS
• 2024-06-13 Listed for Rent $1,200 BCSRMLS

Property tax history

+2.9%/yr

Latest (2025): $168 · +46.1% YoY. Source: county tax records.