1000 Elizabeth St · Rankin, TX 79778

$150,000

5 bd · 3.0 ba · 3,104 sqft · SingleFamily public records · 95 Days on market

Built 1950

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your magic to this legendary home that once belonged to Dr Gossett in Rankin TX. This 5 bedroom 3 bath home boasts ample space for all! Lounge in the front living room or host movie night in the large family room with an open concept layout. Want more for entertaining? How about a large INDOOR in-ground pool? The property also contains a water well to maintain landscaping. Need another plus? How about a guest home to welcome others for a weekend stay or to have as residual income?

Key facts

• Water well
• Guest home
• Parking

Tags

• INDOOR IN-GROUND POOL
• WATER WELL
• GUEST HOME

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.7% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#809 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime D-.
• Rankin ISD (rural): math 45% / reading 35% proficiency, ranked #666 of 1,141 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Upton County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.7

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: 10.0%
• Equity multiple: 1.57×
• Total profit: $24,103
• Equity at exit: $67,446

10-year hold

• IRR: 12.4%
• Equity multiple: 2.84×
• Total profit: $77,429
• Equity at exit: $103,943

Cash invested: $42,000 (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 79778

• Active inventory: 3
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $94

Break-even live

Break-even rent $1,310

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $179	-5% $137	+0% $94	+5% $52	+10% $9
Rent	-10% $-19	-5% $38	+0% $94	+5% $151	+10% $207
Rate	-1.0pp $170	-0.5pp $133	base $94	+0.5pp $56	+1.0pp $16

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-02-20
   listed $150,000 Active 493-char remark

   Show marketing remark (493 chars)

   Bring your magic to this legendary home that once belonged to Dr Gossett in Rankin TX. This 5 bedroom 3 bath home boasts ample space for all! Lounge in the front living room or host movie night in the large family room with an open concept layout. Want more for entertaining? How about a large INDOOR in-ground pool? The property also contains a water well to maintain landscaping. Need another plus? How about a guest home to welcome others for a weekend stay or to have as residual income?

2. 2020-09-11
   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: $2,232 · $186/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$513/yr (+$43/mo · 23.0%)

ⓘ 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 6/10 Major 6 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $17,157
• − Mortgage interest: −$8,402
• − Property taxes: −$2,232
• − Insurance: −$750
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,364
• Taxable loss: −$1,336
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $1,453/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: Rankin ISD
• NCES district ID: 4836510
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $57,559
• Composite: 37.66/100
• National rank: #8795
• State rank: #666 of 1141 in TX

Livability — Rankin

• Score: 64/100
• State rank: #809
• US rank: #14738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rankin, TX
• Population (ZIP): 1,299

Population outlook (Upton County) Hauer SSP2

• Today (2025): 4,105 people
• By 2030: 4,362 · +6.3%
• By 2040: 5,086 · +23.9%
• By 2050: 5,892 · +43.5%
• By 2075: 7,784 · +89.6%
• By 2100: 8,962 · +118.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 35% Two or more races 5%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 4% Romanian 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 72% English-only · Spanish 28%

Political lean MEDSL · Upton

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -51.0pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.7 2016: R+52.2 2012: R+47.8 2008: R+51.0

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

• 2026-02-20 Listed $150,000 ODMLS
• 2020-09-11 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,232 · -6.4% YoY. Source: county tax records.