1005 Campbell St · Lampasas, TX 76550

$129,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 22 Days on market

Built 1960 9,365 sqft lot $116/sqft · 36% below area Est $202k · 36% under ↓ 16% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great "Bones" on this starter or fixer upper with a relaxing back porch, nice fenced yard, and newer roof. This 3 bedroom home includes a 1 car garage, the bath has a marble walk-in shower, the kitchen has a nice breakfast dining area and lots of cabinets. This is a jewel in the making! Come take a look today!

Key facts

• Fenced yard
• Lots of cabinets
• Newer roof

Tags

• BACK PORCH
• FENCED YARD
• NEWER ROOF
• MARBLE WALK-IN SHOWER
• BREAKFAST DINING AREA
• LOTS OF CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.0% in Lampasas — 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 75/100 on livability (#123 in TX, #3,832 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, crime F.
• Lampasas ISD (rural): math 42% / reading 46% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 342 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 18 units permitted in Lampasas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $202,042
• List price: $129,900
• Delta: -33.43%
• 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
615 N Ridge St	0.50mi	3/2.0	1,112 (-0%)	14mo	$225,000	$202	60
205 S Chestnut St	0.69mi	2/1.0 (-1)	1,180 (+6%)	12mo	$85,000	$72	44

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,416
• Equity at exit: $19,369

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $19,695
• Equity at exit: $11,231

Cash invested: $36,372 (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 76550

• Home prices YoY: -22.3%
• Active inventory: 342
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $277

Break-even live

Break-even rent $1,066

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 East Avenue F Unit F Lampasas, TX	3.0	2.0	1356	$1,700	$1.25	43d	1	0.44mi
202 N Walnut St Lampasas, TX	2.0	1.5	1000	$1,000	$1.00	12d	1	0.59mi
207 N Ridge St Unit B Lampasas, TX	3.0	2.0	1267	$1,875	$1.48	4d	1	0.62mi
205 S Broad St Lampasas, TX	2.0	1.0	952	$1,000	$1.05	4d	1	0.76mi
106 N Fairview St Lampasas, TX	3.0	1.5	1392	$1,700	$1.22	13d	1	1.26mi
1705 Taylor St Unit A Lampasas, TX	2.0	1.5	882	$975	$1.11	23d	1	1.34mi

Listing history 19 events

1. 2026-06-15
   status $129,900 Pending 22 DOM
2. 2026-06-15
   days on market $129,900 Active 22 DOM
3. 2026-06-14
   days on market $129,900 Active 20 DOM
4. 2026-06-13
   days on market $129,900 Active 19 DOM
5. 2026-06-10
   days on market $129,900 Active 17 DOM
6. 2026-06-09
   days on market $129,900 Active 16 DOM
7. 2026-06-08
   days on market $129,900 Active 15 DOM
8. 2026-06-07
   days on market $129,900 Active 14 DOM
9. 2026-06-03
   days on market $129,900 Active 10 DOM
10. 2026-06-02
    days on market $129,900 Active 9 DOM
11. 2026-06-01
    days on market $129,900 Active 8 DOM
12. 2026-05-31
    days on market $129,900 Active 7 DOM
13. 2026-05-30
    days on market $129,900 Active 6 DOM
14. 2026-05-16
    price $129,900 321-char remark

    Show marketing remark (321 chars)

    Great "Bones" on this starter or fixer upper with a relaxing back porch, nice fenced yard, and newer roof. This 3 bedroom home includes a 1 car garage, the bath has a marble walk-in shower, the kitchen has a nice breakfast dining area and lots of cabinets. This is a jewel in the making! Come take a look today!

15. 2026-03-11
    price $134,500 321-char remark

    Show marketing remark (321 chars)

    Great "Bones" on this starter or fixer upper with a relaxing back porch, nice fenced yard, and newer roof. This 3 bedroom home includes a 1 car garage, the bath has a marble walk-in shower, the kitchen has a nice breakfast dining area and lots of cabinets. This is a jewel in the making! Come take a look today!

16. 2026-01-28
    price $139,500 321-char remark

    Show marketing remark (321 chars)

    Great "Bones" on this starter or fixer upper with a relaxing back porch, nice fenced yard, and newer roof. This 3 bedroom home includes a 1 car garage, the bath has a marble walk-in shower, the kitchen has a nice breakfast dining area and lots of cabinets. This is a jewel in the making! Come take a look today!

17. 2025-12-04
    price $148,500 321-char remark

    Show marketing remark (321 chars)

    Great "Bones" on this starter or fixer upper with a relaxing back porch, nice fenced yard, and newer roof. This 3 bedroom home includes a 1 car garage, the bath has a marble walk-in shower, the kitchen has a nice breakfast dining area and lots of cabinets. This is a jewel in the making! Come take a look today!

18. 2025-10-27
    listed $154,900 Active 321-char remark

    Show marketing remark (321 chars)

    Great "Bones" on this starter or fixer upper with a relaxing back porch, nice fenced yard, and newer roof. This 3 bedroom home includes a 1 car garage, the bath has a marble walk-in shower, the kitchen has a nice breakfast dining area and lots of cabinets. This is a jewel in the making! Come take a look today!

19. 1992-07-07
    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: $1,277 · $106/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,100/yr (+$92/mo · 86.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $16,995
• − Mortgage interest: −$7,276
• − Property taxes: −$1,277
• − Insurance: −$650
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,779
• Taxable income: $1,294
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,014/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: Lampasas ISD
• NCES district ID: 4826640
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $51,042
• Composite: 37.9/100
• National rank: #4314
• State rank: #278 of 826 in TX

Livability — Lampasas

• Score: 75/100
• State rank: #123
• US rank: #3832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lampasas, TX
• Population (ZIP): 13,699

Population outlook (Lampasas County) Hauer SSP2

• Today (2025): 22,114 people
• By 2030: 22,779 · +3.0%
• By 2040: 23,812 · +7.7%
• By 2050: 24,403 · +10.4%
• By 2075: 25,713 · +16.3%
• By 2100: 25,053 · +13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 21% Two or more races 13%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 1%

Political lean MEDSL · Lampasas

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.3%
• 2008→2024 swing: -10.5pp toward R · 2008: -49.1pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.1 2016: R+60.0 2012: R+57.8 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.55%
• Current HPI: 249.3057
• 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

-16.1% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $129,900 CTXMLS
• 2026-03-11 Price Changed $134,500 CTXMLS
• 2026-01-28 Price Changed $139,500 CTXMLS
• 2025-12-04 Price Changed $148,500 CTXMLS
• 2025-10-27 Listed $154,900 CTXMLS
• 1992-07-07 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,277 · -46.8% YoY. Source: county tax records.