601 E 5th St · Nixon, TX 78140

$55,000

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 4 Days on market

Built 1968 7,000 sqft lot $73/sqft · 41% below area Est $93k · 41% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A Diamond in the Rough! Great Income Property! Home needs updating and a little TLC.

Key facts

• 7,000 sq ft lot
• Built 1968
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Wood siding exterior; Composition/shingle roof; Pillar/post/pier foundation; Year built from assessor
• Exterior features: Chain link fencing; City lot less than a quarter acre; Paved city street frontage

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Wall/window cooling unit(s)
• Interior features: Carpet and linoleum flooring; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($903 rent vs $55k).

Location & tenants

• Location reads 63/100 on livability (#878 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Nixon-Smiley CISD (rural): math 38% / reading 40% proficiency, ranked #451 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 11 units permitted in Gonzales County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $284 of equity ($380 loan paydown + $-96 appreciation (-0.2% local appreciation)).
• Gonzales County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $55,000

Questions for the listing agent

1. Built in 1968 — 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 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?
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: 1.64% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.96%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $92,876
• List price: $55,000
• Delta: -40.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
—	0.43mi	2/1.0	704 (-7%)	24mo	$49,900	$71	49

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.30×
• Total profit: $19,980
• Equity at exit: $15,491

10-year hold

• IRR: 30.9%
• Equity multiple: 4.41×
• Total profit: $52,504
• Equity at exit: $18,243

Cash invested: $15,400 (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 78140

• Home prices YoY: -0.1%
• Active inventory: 39
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $903 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $346

Break-even live

Break-even rent $465

Max offer price $55,000

Occupancy floor 57%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Pending 84-char remark
2. 2026-05-05
   listed $55,000 Active 84-char remark

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$332/yr (+$28/mo · 49.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,838
• − Mortgage interest: −$3,081
• − Property taxes: −$675
• − Insurance: −$275
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$1,600
• Taxable income: $3,473
• Est. tax owed @ 24.0%: −$834
• After-tax cash flow: $3,318/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: Nixon-Smiley CISD
• NCES district ID: 4832740
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,887
• Composite: 32.6/100
• National rank: #5674
• State rank: #451 of 826 in TX

Livability — Nixon

• Score: 63/100
• State rank: #878
• US rank: #15855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nixon, TX
• Population (ZIP): 3,190

Population outlook (Gonzales County) Hauer SSP2

• Today (2025): 22,246 people
• By 2030: 23,060 · +3.7%
• By 2040: 24,661 · +10.9%
• By 2050: 26,046 · +17.1%
• By 2075: 29,289 · +31.7%
• By 2100: 30,112 · +35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% White 27% Two or more races 23% Black 1%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 56% English-only · Spanish 44%

Political lean MEDSL · Gonzales

• 2024 margin: Solid R (+54.8) · D 22.3% · R 77.1%
• 2008→2024 swing: -24.5pp toward R · 2008: -30.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+48.1 2016: R+47.8 2012: R+40.4 2008: R+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.17%
• Current HPI: 151.751
• 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

• 2026-05-08 Pending — CTXMLS
• 2026-05-05 Listed $55,000 CTXMLS

Property tax history

+5.9%/yr

Latest (2025): $675 · +13.0% YoY. Source: county tax records.