610 W Garrison Ave · Electra, TX 76360

$40,199

2 bd · 1.0 ba · 1,538 sqft · SingleFamily public records · 461 Days on market

Built 1940 7,000 sqft lot $26/sqft · 38% above area Est $29k · 38% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

LARGE CORNER LOT! You will like this charming home in Electra, TX! Located on a spacious corner lot with easy access to main roads! It is being sold As Is and does need some TLC, but it has a new roof and a lot of potential. This home is located close to the Texas/Oklahoma border. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Corner lot
• New roof
• 7,000 sq ft lot

Tags

• CORNER LOT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#647 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools D+, amenities F.
• Electra ISD (town): math 35% / reading 39% proficiency, ranked #494 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $736 of equity ($278 loan paydown + $458 appreciation (1.1% local appreciation)).
• Wichita County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 461 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,375 (12.0% below list)

Questions for the listing agent

1. It's been on market 461 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 1940 — 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 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?
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: 2.93% ✓
• Cap rate: 26.41%
• Cash-on-cash: 71.86%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (median comp): $29,144
• List price: $40,199
• Delta: 37.93%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 S Main St	0.70mi	3/1.0 (+1)	1,560 (+1%)	9mo	$59,999	$38	52

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.9%
• Equity multiple: 4.91×
• Total profit: $43,960
• Equity at exit: $14,016

10-year hold

• IRR: 75.8%
• Equity multiple: 10.01×
• Total profit: $101,468
• Equity at exit: $18,855

Cash invested: $11,256 (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 76360

• Home prices YoY: 1.1%
• Active inventory: 47
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$211
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $674

Break-even live

Break-even rent $326

Max offer price $40,199

Occupancy floor 38%

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: $10,050
• Closing costs: $1,206
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $40,199 Active 461 DOM
2. 2026-06-17
   days on market $40,199 Active 460 DOM
3. 2026-06-16
   days on market $40,199 Active 459 DOM
4. 2026-06-15
   days on market $40,199 Active 458 DOM
5. 2026-06-13
   days on market $40,199 Active 456 DOM
6. 2026-06-12
   days on market $40,199 Active 455 DOM
7. 2026-06-09
   days on market $40,199 Active 452 DOM
8. 2026-06-08
   days on market $40,199 Active 451 DOM
9. 2026-06-08
   days on market $40,199 Active 450 DOM
10. 2026-06-07
    days on market $40,199 Active 449 DOM
11. 2026-06-03
    days on market $40,199 Active 446 DOM
12. 2026-06-02
    days on market $40,199 Active 445 DOM
13. 2026-06-01
    days on market $40,199 Active 444 DOM
14. 2026-05-31
    days on market $40,199 Active 443 DOM
15. 2025-03-14
    listed $40,199 Active 506-char remark

    Show marketing remark (506 chars)

    LARGE CORNER LOT! You will like this charming home in Electra, TX! Located on a spacious corner lot with easy access to main roads! It is being sold As Is and does need some TLC, but it has a new roof and a lot of potential. This home is located close to the Texas/Oklahoma border. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$380/yr (+$32/mo · 107.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $14,144
• − Mortgage interest: −$2,252
• − Property taxes: −$355
• − Insurance: −$201
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$1,169
• Taxable income: $7,904
• Est. tax owed @ 24.0%: −$1,897
• After-tax cash flow: $6,191/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: Electra ISD
• NCES district ID: 4818330
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $39,107
• Composite: 30.95/100
• National rank: #6109
• State rank: #494 of 826 in TX

Livability — Electra

• Score: 66/100
• State rank: #647
• US rank: #12245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Electra, TX
• Population (ZIP): 2,692

Population outlook (Wichita County) Hauer SSP2

• Today (2025): 129,638 people
• By 2030: 128,366 · -1.0%
• By 2040: 124,466 · -4.0%
• By 2050: 120,499 · -7.0%
• By 2075: 113,884 · -12.2%
• By 2100: 101,818 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Italian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Wichita

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5%
• 2008→2024 swing: -5.2pp toward R · 2008: -38.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.1 2016: R+49.7 2012: R+47.1 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 106.7145
• 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

1 event — show timeline

• 2025-03-14 Listed $40,199 HARMLS

Property tax history

-3.5%/yr

Latest (2025): $355 · -59.9% YoY. Source: county tax records.