929 Vitalious St · Ranger, TX 76470

$111,900

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 183 Days on market

Built 1935 10,498 sqft lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

Key facts

• Original window trim
• 0.24 acre lot
• Built 1935

Tags

• ORIGINAL HARDWOOD FLOORS
• ORIGINAL WINDOW TRIM
• DEDICATED LAUNDRY ROOM
• SUBWAY TILE BACKSPLASH
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#378 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Ranger ISD (rural): math 23% / reading 33% proficiency, ranked #1,056 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $732 of equity ($774 loan paydown + $-42 appreciation (-0.0% 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 (-0.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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 $98,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.34×
• Total profit: $10,667
• Equity at exit: $32,280

10-year hold

• IRR: 12.3%
• Equity multiple: 2.34×
• Total profit: $41,930
• Equity at exit: $38,634

Cash invested: $31,332 (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 76470

• Home prices YoY: -0.0%
• Active inventory: 44
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $222

Break-even live

Break-even rent $926

Max offer price $111,900

Occupancy floor 77%

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: $27,975
• Closing costs: $3,357
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-16
   status Pending 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

2. 2026-05-11
   status Active 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

3. 2026-05-05
   historical Active Option Contract 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

4. 2026-04-17
   price $111,900 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

5. 2026-03-30
   price $112,900 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

6. 2026-03-06
   price $117,900 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

7. 2026-01-20
   status Active 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

8. 2025-11-14
   status Active 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

9. 2025-11-07
   historical Active Option Contract 1104-char remark

   Show marketing remark (1104 chars)

   Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

10. 2025-10-17
    listed $119,900 Active 1104-char remark

    Show marketing remark (1104 chars)

    Charming Updated 1935 Home in Ranger, TX – 3 Bed, 1 Bath on Large Lot Step into timeless character blended with modern updates in this beautifully refreshed 3-bedroom, 1-bath home in Ranger, Texas. Built in 1935, this 1,464 sq ft home retains its original charm with inviting curb appeal, a welcoming front porch, and thoughtfully preserved architectural details. Inside, you’ll find a bright and open layout. The spacious living and dining areas offer plenty of natural light, while the updated kitchen and bath blend comfort with functionality. Situated on a generous 0.241-acre lot, there’s ample space for outdoor enjoyment, gardening, or future expansion. Highlights include Refinished original hardwood floors; Gorgeous original window trim and baseboards; Neutral, modern paint and fixtures for a light + bright feel; Dedicated laundry room with backyard access; New subway tile backsplash; Spacious, fully fenced backyard; Move-in ready with modern updates while maintaining its 1930s charm!; Priced to sell quickly — schedule your private tour today before it's gone.

11. 2025-09-08
    soldstatus
12. 2025-03-09
    price $85,000
13. 2025-02-20
    price $89,500
14. 2025-01-12
    listed $95,000 Active
15. 2019-07-17
    soldstatus
16. 2019-07-12
    soldstatus Sold
17. 2019-05-07
    status Pending
18. 2019-02-17
    listed $59,500 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: $1,175 · $98/mo
• Projected year-2 tax: $2,048 · $171/mo
• Expected delta: +$873/yr (+$73/mo · 74.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,483
• − Mortgage interest: −$6,268
• − Property taxes: −$1,175
• − Insurance: −$560
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,255
• Taxable income: $908
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,448/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: Ranger ISD
• NCES district ID: 4836480
• Math proficiency: 23% ▲ 3.00%
• Reading proficiency: 33% ▲ 8.00%
• Median HH income: $32,023
• Composite: 25.73/100
• National rank: #12804
• State rank: #1056 of 1141 in TX

Livability — Ranger

• Score: 70/100
• State rank: #378
• US rank: #7977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ranger, TX
• Population (ZIP): 3,161

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 10% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 15% Iranian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% German/W. Germanic 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: ▬ -0.04%
• Current HPI: 124.079
• 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

+88.1% since first listed

18 events — show timeline

• 2026-05-16 Pending — NTREIS
• 2026-05-11 Relisted — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-17 Price Changed $111,900 NTREIS
• 2026-03-30 Price Changed $112,900 NTREIS
• 2026-03-06 Price Changed $117,900 NTREIS
• 2026-01-20 Relisted — NTREIS
• 2025-11-14 Relisted — NTREIS
• 2025-11-07 Contingent — NTREIS
• 2025-10-17 Listed $119,900 NTREIS
• 2025-09-08 Sold (Public Records) — Public Records
• 2025-03-09 Price Changed $85,000 NTREIS
• 2025-02-20 Price Changed $89,500 NTREIS
• 2025-01-12 Listed $95,000 NTREIS
• 2019-07-17 Sold (Public Records) — Public Records
• 2019-07-12 Sold (MLS) — NTREIS
• 2019-05-07 Pending — NTREIS
• 2019-02-17 Listed $59,500 NTREIS

Property tax history

+2.4%/yr

Latest (2025): $1,175 · +21.6% YoY. Source: county tax records.