1008 10th St · Ballinger, TX 76821

$95,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 347 Days on market

Built 1950 9,240 sqft lot $99/sqft · at area comps Est $97k · at est.

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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 +19.1/30.0
• ARV discount +8.5/15.0
• Appreciation +7.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this charming 2-bedroom, 1-bath home that offers the perfect blend of comfort and convenience. Central HVAC, large living room, attached carport and closed in porch. Check this one out today!

Key facts

• Central hvac
• Attached carport
• Closed in porch

Tags

• CENTRAL HVAC
• LARGE LIVING ROOM
• ATTACHED CARPORT
• CLOSED IN PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $100 ($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 $92k (3.4% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.9% in Ballinger — 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 66/100 on livability (#623 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Ballinger ISD (town): math 33% / reading 41% proficiency, ranked #496 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 2 units permitted in Runnels County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k appreciation (4.1% local appreciation)).
• At projected returns (4.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 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 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 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: 0.97% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $97,049
• List price: $95,000
• Delta: -2.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 N 4th St	0.51mi	2/1.0	986 (+3%)	4mo	$99,900	$101	68
404 E Ave Ave	0.50mi	2/1.5	1,016 (+6%)	11mo	$40,000	$39	56
408 N 4th St	0.74mi	2/1.0	1,001 (+4%)	5mo	$120,000	$120	54
401 N Pou Ave	0.53mi	2/1.0	936 (-2%)	23mo	$115,000	$123	52
608 N Broadway St	0.47mi	2/1.0	1,093 (+14%)	12mo	$92,900	$85	45
1707 12th St	0.57mi	2/1.0	894 (-7%)	21mo	$79,500	$89	44
706 N Broadway St	0.41mi	2/1.0	1,087 (+13%)	24mo	$139,000	$128	39

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

Projected returns pro-forma

4.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.88×
• Total profit: $23,398
• Equity at exit: $48,643

10-year hold

• IRR: 15.6%
• Equity multiple: 3.55×
• Total profit: $67,779
• Equity at exit: $79,942

Cash invested: $26,600 (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 76821

• Home prices YoY: 2.5%
• Active inventory: 61
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $917 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $100

Break-even live

Break-even rent $791

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $154	-5% $127	+0% $100	+5% $73	+10% $47
Rent	-10% $28	-5% $64	+0% $100	+5% $137	+10% $173
Rate	-1.0pp $148	-0.5pp $124	base $100	+0.5pp $76	+1.0pp $51

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $95,000 Active 347 DOM
2. 2026-06-18
   days on market $95,000 Active 345 DOM
3. 2026-06-17
   days on market $95,000 Active 344 DOM
4. 2026-06-16
   days on market $95,000 Active 343 DOM
5. 2026-06-15
   days on market $95,000 Active 342 DOM
6. 2026-06-13
   days on market $95,000 Active 340 DOM
7. 2026-06-12
   days on market $95,000 Active 339 DOM
8. 2026-06-09
   days on market $95,000 Active 336 DOM
9. 2026-06-08
   days on market $95,000 Active 335 DOM
10. 2026-06-08
    days on market $95,000 Active 334 DOM
11. 2026-06-07
    days on market $95,000 Active 333 DOM
12. 2026-06-03
    days on market $95,000 Active 330 DOM
13. 2026-06-02
    days on market $95,000 Active 329 DOM
14. 2026-06-01
    days on market $95,000 Active 328 DOM
15. 2026-05-31
    days on market $95,000 Active 327 DOM
16. 2025-07-08
    listed $95,000 Active 201-char remark

    Show marketing remark (201 chars)

    Check out this charming 2-bedroom, 1-bath home that offers the perfect blend of comfort and convenience. Central HVAC, large living room, attached carport and closed in porch. Check this one out today!

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$698/yr (+$58/mo · 67.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,010
• − Mortgage interest: −$5,321
• − Property taxes: −$1,041
• − Insurance: −$475
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$2,764
• Taxable loss: −$353
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $1,288/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: Ballinger ISD
• NCES district ID: 4809300
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $37,665
• Composite: 30.8/100
• National rank: #6144
• State rank: #496 of 826 in TX

Livability — Ballinger

• Score: 66/100
• State rank: #623
• US rank: #11849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballinger, TX
• City population: 4,572
• Population (ZIP): 4,572

Population outlook (Runnels County) Hauer SSP2

• Today (2025): 10,754 people
• By 2030: 10,843 · +0.8%
• By 2040: 10,946 · +1.8%
• By 2050: 10,981 · +2.1%
• By 2075: 11,103 · +3.2%
• By 2100: 10,051 · -6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 20% Black 5%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Runnels

• 2024 margin: Solid R (+77.1) · D 11.1% · R 88.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -62.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+73.8 2016: R+74.1 2012: R+70.6 2008: R+62.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.09%
• Current HPI: 168.3222
• 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

• 2025-07-08 Listed $95,000 SAAR TX

Property tax history

+3.8%/yr

Latest (2025): $1,041 · +10.6% YoY. Source: county tax records.