121 E 3rd St · Higgins, TX 79046

$55,000

2 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 37 Days on market

Built 1941

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Open floor plan, large Livingroom, large bathroom. Stonework accents in kitchen, new drywall and insulation throughout home. New stove, gas heat, window air. Sits on 5 city lots just down from school, privacy and wire fencing. Nice cement in ground storm shelter with safe. Lots of cedar trees and two outbuildings, horse ready. Back deck and side patio as well.

Key facts

• New drywall
• Open floor plan
• New stove

Tags

• OPEN FLOOR PLAN
• STONEWORK ACCENTS
• NEW DRYWALL
• NEW STOVE
• GAS HEAT
• WINDOW AIR

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 $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#857 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools D-.
• Canadian ISD (town): math 44% / reading 48% proficiency, ranked #229 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Lipscomb County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.90% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.27%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.8%
• Equity multiple: 3.41×
• Total profit: $37,080
• Equity at exit: $24,730

10-year hold

• IRR: 42.7%
• Equity multiple: 6.80×
• Total profit: $89,314
• Equity at exit: $38,112

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 79046

• Active inventory: 4
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $478

Break-even live

Break-even rent $437

Max offer price $55,000

Occupancy floor 49%

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 16 events

1. 2026-06-18
   days on market $55,000 Active 37 DOM
2. 2026-06-17
   days on market $55,000 Active 36 DOM
3. 2026-06-16
   days on market $55,000 Active 35 DOM
4. 2026-06-15
   days on market $55,000 Active 34 DOM
5. 2026-06-13
   days on market $55,000 Active 32 DOM
6. 2026-06-12
   days on market $55,000 Active 31 DOM
7. 2026-06-09
   days on market $55,000 Active 28 DOM
8. 2026-06-08
   days on market $55,000 Active 27 DOM
9. 2026-06-08
   days on market $55,000 Active 26 DOM
10. 2026-06-07
    days on market $55,000 Active 25 DOM
11. 2026-06-03
    days on market $55,000 Active 22 DOM
12. 2026-06-02
    days on market $55,000 Active 21 DOM
13. 2026-06-01
    days on market $55,000 Active 20 DOM
14. 2026-05-31
    days on market $55,000 Active 19 DOM
15. 2026-05-12
    listed $55,000 Active
16. 2009-11-04
    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: $409 · $34/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$598/yr (+$50/mo · 146.3%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,511
• − Mortgage interest: −$3,081
• − Property taxes: −$409
• − Insurance: −$275
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$1,600
• Taxable income: $5,145
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $4,504/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: Canadian ISD
• NCES district ID: 4812700
• Math proficiency: 44% ▼ -21.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $58,018
• Composite: 40.23/100
• National rank: #3776
• State rank: #229 of 826 in TX

Livability — Higgins

• Score: 63/100
• State rank: #857
• US rank: #15401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Higgins, TX
• Population (ZIP): 545

Population outlook (Lipscomb County) Hauer SSP2

• Today (2025): 4,045 people
• By 2030: 4,275 · +5.7%
• By 2040: 4,723 · +16.8%
• By 2050: 5,121 · +26.6%
• By 2075: 5,959 · +47.3%
• By 2100: 6,040 · +49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 10% Pacific Islander 3% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 7%
• Common ancestry: Lithuanian 2% Scottish 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Lipscomb

• 2024 margin: Solid R (+79.6) · D 9.8% · R 89.4%
• 2008→2024 swing: -4.9pp toward R · 2008: -74.7pp · 2024: -79.6pp
• All cycles: 2024: R+79.6 2020: R+79.4 2016: R+77.5 2012: R+79.2 2008: R+74.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-12 Listed $55,000 FSBO.com
• 2009-11-04 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $409 · +3.7% YoY. Source: county tax records.