700 W 8th St · Cisco, TX 76437

$75,000

3 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 43 Days on market

Built 1950 8,102 sqft lot $52/sqft · 48% below area Est $143k · 48% under

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Why this score? — see what drove the C+ 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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.4/10.0
• 1% rule +6.3/10.0
• DSCR +4.9/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A step back in time with this traditional bungalow design in Cisco, TX! Lots of living, this three-bedroom home features two baths, bright and cheerful country kitchen open to a generous dining area, roomy living area, large sitting porch, storage galore and corner lot, too! SOLD STRICTLY AS-IS but affordably priced! Seller pays no closing costs including the Title Policy unless otherwise negotiated up front. Pre-Approval Letter or Proof of Funds & Certified Earnest Money Check required. Title Company is Buyer's Choice. If property was built prior to 1978, Lead Based Paint Potentially Exists. This property may qualify for Seller Financing (Vendee). All offers must be submitted at www.vrmproperties.com by the Buyer's Agent. Selling Agents must register as a User, enter the property address, and click on Start Offer. Download Agent Registration and Submitting an Offer Instructions from Matrix Documents for step-by-step guidance.

Key facts

• 8,102 sq ft lot
• Built 1950
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $36 ($433/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.5% in Cisco — 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 (#121 in TX, #3,812 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cisco ISD (town): math 53% / reading 58% proficiency, ranked #118 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($519 loan paydown + $7k appreciation (8.8% local appreciation)).
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 7.4

CMA / ARV

• ARV (median comp): $142,902
• List price: $75,000
• Delta: -47.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 W 9th St	0.10mi	3/2.0	1,592 (+11%)	1mo	$174,500	$110	73
1206 Avenue M	0.38mi	3/2.0	1,497 (+4%)	4mo	$49,000	$33	68
500 Avenue H	0.22mi	3/1.0	1,284 (-11%)	10mo	$139,000	$108	64
1403 Liggett St	0.49mi	3/1.0	1,325 (-8%)	3mo	$129,500	$98	62
1102 W 7th St	0.31mi	3/2.0	1,581 (+10%)	8mo	$33,000	$21	58
1109 W 10th St	0.37mi	2/2.0 (-1)	1,305 (-9%)	6mo	$149,900	$115	53
1402 Simms Ave	0.59mi	3/2.0	1,351 (-6%)	7mo	$225,000	$167	52
305 W 3rd St	0.38mi	2/1.0 (-1)	1,255 (-13%)	5mo	$23,500	$19	51
206 E 7th St	0.56mi	3/2.0	1,292 (-10%)	4mo	$86,000	$67	49
309 E 10th St	0.62mi	3/2.0	1,588 (+10%)	1mo	$100,000	$63	49
1404 Primrose Ln	0.56mi	3/2.0	1,265 (-12%)	2mo	$147,500	$117	48
1401 W 12th St	0.60mi	2/1.5 (-1)	1,231 (-14%)	3mo	$210,000	$171	39

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

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.77×
• Total profit: $37,247
• Equity at exit: $61,203

10-year hold

• IRR: 21.1%
• Equity multiple: 6.09×
• Total profit: $106,905
• Equity at exit: $125,752

Cash invested: $21,000 (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 76437

• Home prices YoY: 5.6%
• Active inventory: 82
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $36

Break-even live

Break-even rent $804

Max offer price $75,000

Occupancy floor 91%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Conrad Hilton Blvd Cisco, TX	1.0–2.0	1.0	910	$850	$0.93	21d	10	0.49mi

Listing history 26 events

1. 2026-06-12
   statusdays on market $75,000 Pending 43 DOM
2. 2026-06-09
   days on market $75,000 Active 41 DOM
3. 2026-06-09
   status $75,000 Active 40 DOM
4. 2026-05-18
   price $75,000 946-char remark

   Show marketing remark (946 chars)

   A step back in time with this traditional bungalow design in Cisco, TX! Lots of living, this three-bedroom home features two baths, bright and cheerful country kitchen open to a generous dining area, roomy living area, large sitting porch, storage galore and corner lot, too! SOLD STRICTLY AS-IS but affordably priced! Seller pays no closing costs including the Title Policy unless otherwise negotiated up front. Pre-Approval Letter or Proof of Funds & Certified Earnest Money Check required. Title Company is Buyer's Choice. If property was built prior to 1978, Lead Based Paint Potentially Exists. This property may qualify for Seller Financing (Vendee). All offers must be submitted at www.vrmproperties.com by the Buyer's Agent. Selling Agents must register as a User, enter the property address, and click on Start Offer. Download Agent Registration and Submitting an Offer Instructions from Matrix Documents for step-by-step guidance.

5. 2026-04-13
   listed $85,000 Active 946-char remark

   Show marketing remark (946 chars)

   A step back in time with this traditional bungalow design in Cisco, TX! Lots of living, this three-bedroom home features two baths, bright and cheerful country kitchen open to a generous dining area, roomy living area, large sitting porch, storage galore and corner lot, too! SOLD STRICTLY AS-IS but affordably priced! Seller pays no closing costs including the Title Policy unless otherwise negotiated up front. Pre-Approval Letter or Proof of Funds & Certified Earnest Money Check required. Title Company is Buyer's Choice. If property was built prior to 1978, Lead Based Paint Potentially Exists. This property may qualify for Seller Financing (Vendee). All offers must be submitted at www.vrmproperties.com by the Buyer's Agent. Selling Agents must register as a User, enter the property address, and click on Start Offer. Download Agent Registration and Submitting an Offer Instructions from Matrix Documents for step-by-step guidance.

6. 2022-05-04
   soldstatus
7. 2022-05-03
   status Pending 366-char remark

   Show marketing remark (366 chars)

   Come see this appealing 3 bedroom, 2 bathroom house on corner lot in Cisco. New luxury vinyl flooring has been installed throughout. Enjoy an open concept kitchen, dining, and living room. It features central heat and air, a storage building in back, and a fantastic front porch that wraps around to the side. Fridge, washer, dryer, and stove convey with the home.

8. 2022-05-03
   soldstatus Closed 366-char remark

   Show marketing remark (366 chars)

   Come see this appealing 3 bedroom, 2 bathroom house on corner lot in Cisco. New luxury vinyl flooring has been installed throughout. Enjoy an open concept kitchen, dining, and living room. It features central heat and air, a storage building in back, and a fantastic front porch that wraps around to the side. Fridge, washer, dryer, and stove convey with the home.

9. 2022-04-03
   historical Active Option Contract 366-char remark

   Show marketing remark (366 chars)

   Come see this appealing 3 bedroom, 2 bathroom house on corner lot in Cisco. New luxury vinyl flooring has been installed throughout. Enjoy an open concept kitchen, dining, and living room. It features central heat and air, a storage building in back, and a fantastic front porch that wraps around to the side. Fridge, washer, dryer, and stove convey with the home.

10. 2022-03-30
    listed $139,000 Active 366-char remark

    Show marketing remark (366 chars)

    Come see this appealing 3 bedroom, 2 bathroom house on corner lot in Cisco. New luxury vinyl flooring has been installed throughout. Enjoy an open concept kitchen, dining, and living room. It features central heat and air, a storage building in back, and a fantastic front porch that wraps around to the side. Fridge, washer, dryer, and stove convey with the home.

11. 2017-08-23
    soldstatus
12. 2017-08-22
    soldstatus Sold
13. 2017-08-14
    status Pending
14. 2017-07-17
    historical Active Contingent
15. 2017-06-08
    status Active
16. 2017-05-03
    historical Active Contingent
17. 2017-05-03
    status Active
18. 2017-03-21
    historical Active Option Contract
19. 2017-03-21
    historical
20. 2017-03-13
    price $68,500
21. 2017-01-30
    price $71,000
22. 2016-11-04
    listed $72,000 Active
23. 2014-10-20
    soldstatus
24. 2014-10-16
    soldstatus Sold
25. 2014-09-30
    status Pending
26. 2014-07-09
    listed $69,500 Active

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,531 · $211/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $10,200
• − Mortgage interest: −$4,201
• − Property taxes: −$2,531
• − Insurance: −$375
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,182
• Taxable loss: −$721
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $606/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: Cisco ISD
• NCES district ID: 4814070
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 58% ▲ 6.00%
• Median HH income: $39,085
• Composite: 46.29/100
• National rank: #2478
• State rank: #118 of 826 in TX

Livability — Cisco

• Score: 75/100
• State rank: #121
• US rank: #3812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cisco, TX
• Population (ZIP): 5,895

Population outlook (Eastland County) Hauer SSP2

• Today (2025): 17,433 people
• By 2030: 16,908 · -3.0%
• By 2040: 15,855 · -9.1%
• By 2050: 14,906 · -14.5%
• By 2075: 12,843 · -26.3%
• By 2100: 10,344 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 18% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 14% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 12% Vietnamese 1%

Political lean MEDSL · Eastland

• 2024 margin: Solid R (+77.5) · D 11.0% · R 88.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -59.8pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.4 2016: R+75.4 2012: R+68.9 2008: R+59.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.82%
• Current HPI: 167.4457
• 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

+7.9% since first listed

23 events — show timeline

• 2026-05-18 Price Changed $75,000 NTREIS
• 2026-04-13 Listed $85,000 NTREIS
• 2022-05-04 Sold (Public Records) — Public Records
• 2022-05-03 Pending — NTREIS
• 2022-05-03 Sold (MLS) — NTREIS
• 2022-04-03 Contingent — NTREIS
• 2022-03-30 Listed $139,000 NTREIS
• 2017-08-23 Sold (Public Records) — Public Records
• 2017-08-22 Sold (MLS) — NTREIS
• 2017-08-14 Pending — NTREIS
• 2017-07-17 Contingent — NTREIS
• 2017-06-08 Relisted — NTREIS
• 2017-05-03 Contingent — NTREIS
• 2017-05-03 Relisted — NTREIS
• 2017-03-21 Contingent — NTREIS
• 2017-03-21 Listing Removed — NTREIS
• 2017-03-13 Price Changed $68,500 NTREIS
• 2017-01-30 Price Changed $71,000 NTREIS
• 2016-11-04 Listed $72,000 NTREIS
• 2014-10-20 Sold (Public Records) — Public Records
• 2014-10-16 Sold (MLS) — NTREIS
• 2014-09-30 Pending — NTREIS
• 2014-07-09 Listed $69,500 NTREIS

Property tax history

+10.9%/yr

Latest (2025): $2,531 · -7.6% YoY. Source: county tax records.