110 Crockett St Unit B & F · Road Runner, TX 76272

$150,000

2 bd · 2.0 ba · 966 sqft · MultiFamily · 10 Days on market

Built 2025

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Why this score? — see what drove the D+ 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 +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Brand-new full Duplex – Studio Style Retreat On a . 29 Ac With plenty space for parking Discover this charming, newly built unit located in a well-established neighborhood. This cozy retreat offers two bedrooms and two bathrooms, featuring granite countertops, and comes fully equipped with a brand-new refrigerator, cooktop, and stackable washer and dryer. Perfect for comfortable living with a modern touch, this space truly feels like your own private getaway. Buy the full duplex, live in one rent the other one. fully equipped with kitchen, stove, refrigerator, stackable washer and dryer

Key facts

• Newly built unit
• Full duplex
• Granite countertops

Tags

• FULL DUPLEX
• STUDIO STYLE RETREAT
• NEWLY BUILT UNIT
• WELL-ESTABLISHED NEIGHBORHOOD
• GRANITE COUNTERTOPS
• FULLY EQUIPPED KITCHEN

Property features AI

Finance

• Other: Property restrictions include deed restrictions, no smoking, no sublease, and pet restrictions; Lot reported as less than 0.5 acre (approx. 0.2984 units per source)
• Financial info: Listing terms allow Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Open parking
• Security: Smoke detectors
• Utilities: Aerobic septic; Co-op water; Electricity connected; Cable available
• Home design: Manufactured residential home; Property is attached; New construction completed in 2025; Subdivision: Pioneer Valley
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Cleared lot; Interior lot; Utilities easement; Wire and wood fencing

Interior

• Kitchen: Electric cooktop; Refrigerator; Kitchen island
• Bedrooms: Two bedrooms (both on level 1; each approximately 10 x 12)
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Electric cooling
• Interior features: Kitchen island; One-level layout; Two total rooms (per room count); One dining area
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $-44 ($-527/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (16.2% below list).
• Recommended offer: $126k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pilot Point ISD (town): math 41% / reading 43% proficiency, ranked #303 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pilot Point El (math 44% / reading 41%, grade F, #1,313 of 4,322 statewide, top 31%, 516 students, 56% FRL); Pilot Point Selz Middle (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 330 students, 59% FRL); Pilot Point H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 452 students, 39% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 151 active listings in the ZIP; 190 units permitted in Cooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,653 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $78,913
• Equity at exit: $135,132

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $234,626
• Equity at exit: $291,417

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 76272

• Home prices YoY: 7.0%
• Active inventory: 151
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-44

Break-even live

Break-even rent $1,312

Max offer price $143,639

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $8	+0% $-44	+5% $-96	+10% $-148
Rent	-10% $-143	-5% $-94	+0% $-44	+5% $6	+10% $55
Rate	-1.0pp $32	-0.5pp $-6	base $-44	+0.5pp $-83	+1.0pp $-122

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: —

Listing history 8 events

1. 2026-06-21
   days on market $150,000 Active 10 DOM
2. 2026-06-18
   days on market $150,000 Active 7 DOM
3. 2026-06-17
   days on market $150,000 Active 6 DOM
4. 2026-06-15
   remarks 596-char remark
5. 2026-06-15
   days on market $150,000 Active 4 DOM
6. 2026-06-13
   days on market $150,000 Active 2 DOM
7. 2026-06-13
   remarks 551-char remark
8. 2026-06-13
   listed $150,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,078
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,364
• Taxable loss: −$3,100
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $217/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: Pilot Point ISD
• NCES district ID: 4834920
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $57,332
• Composite: 36.85/100
• National rank: #4555
• State rank: #303 of 826 in TX

Livability — Road Runner

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Road Runner, TX
• Population (ZIP): 4,947

Population outlook (Cooke County) Hauer SSP2

• Today (2025): 39,965 people
• By 2030: 39,974 · +0.0%
• By 2040: 39,772 · -0.5%
• By 2050: 39,258 · -1.8%
• By 2075: 37,262 · -6.8%
• By 2100: 33,363 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 24% Two or more races 17%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18% Russian/Polish/Slavic 1%

Political lean MEDSL · Cooke

• 2024 margin: Solid R (+66.9) · D 16.2% · R 83.1%
• 2008→2024 swing: -8.2pp toward R · 2008: -58.7pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+65.2 2016: R+68.1 2012: R+67.6 2008: R+58.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.32%
• Current HPI: 326.29
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-12 Rental Removed $1,150 NTREIS
• 2026-06-11 Listed $150,000 NTREIS
• 2025-12-16 Listed for Rent $1,150 NTREIS