910 Sinclair St · Ranger, TX 76470

$75,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 101 Days on market

Built 1936 9,670 sqft lot

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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
• 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

Nice 3 bedroom, 2 bath home with large trees and a fenced backyard. The home has a large living and dining room combination. Two bedrooms have a bath in the hallway between them. The primary bedroom has an ensuite bath. The large front porch is covered and the back porch is enclosed. It has a metal roof and vinyl siding. There is a detached garage with a storage area. It is located close to the college and would make a great rental or a family home.

Key facts

• Covered front porch
• Enclosed back porch
• Metal roof

Tags

• FENCED BACKYARD
• LARGE LIVING AND DINING ROOM
• ENSUITE BATH
• COVERED FRONT PORCH
• ENCLOSED BACK PORCH
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% 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: 46 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 $491 of equity ($519 loan paydown + $-28 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1936 — 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: 1.59% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• GRM: 5.2

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: 21.4%
• Equity multiple: 2.03×
• Total profit: $21,673
• Equity at exit: $21,636

10-year hold

• IRR: 25.6%
• Equity multiple: 3.84×
• Total profit: $59,601
• Equity at exit: $25,894

Cash invested: $21,000 (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 76470

• Home prices YoY: -0.0%
• Active inventory: 46
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $376

Break-even live

Break-even rent $719

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $419	-5% $397	+0% $376	+5% $355	+10% $334
Rent	-10% $282	-5% $329	+0% $376	+5% $423	+10% $470
Rate	-1.0pp $414	-0.5pp $395	base $376	+0.5pp $357	+1.0pp $337

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 101 DOM
2. 2026-06-21
   days on market $75,000 Active 100 DOM
3. 2026-06-18
   days on market $75,000 Active 98 DOM
4. 2026-06-17
   days on market $75,000 Active 97 DOM
5. 2026-06-16
   days on market $75,000 Active 96 DOM
6. 2026-06-15
   days on market $75,000 Active 95 DOM
7. 2026-06-15
   days on market $75,000 Active 94 DOM
8. 2026-06-13
   days on market $75,000 Active 93 DOM
9. 2026-06-12
   days on market $75,000 Active 92 DOM
10. 2026-06-09
    pricedays on market $75,000 Active 89 DOM
11. 2026-06-08
    days on market $85,000 Active 88 DOM
12. 2026-06-08
    days on market $85,000 Active 87 DOM
13. 2026-06-07
    days on market $85,000 Active 86 DOM
14. 2026-06-03
    days on market $85,000 Active 83 DOM
15. 2026-06-02
    days on market $85,000 Active 82 DOM
16. 2026-06-01
    days on market $85,000 Active 81 DOM
17. 2026-05-31
    days on market $85,000 Active 80 DOM
18. 2026-03-11
    listed $85,000 Active 453-char remark

    Show marketing remark (453 chars)

    Nice 3 bedroom, 2 bath home with large trees and a fenced backyard. The home has a large living and dining room combination. Two bedrooms have a bath in the hallway between them. The primary bedroom has an ensuite bath. The large front porch is covered and the back porch is enclosed. It has a metal roof and vinyl siding. There is a detached garage with a storage area. It is located close to the college and would make a great rental or a family 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: $1,720 · $143/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $14,339
• − Mortgage interest: −$4,201
• − Property taxes: −$1,720
• − Insurance: −$375
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,182
• Taxable income: $3,566
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $3,657/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

1 event — show timeline

• 2026-03-11 Listed $85,000 NTREIS

Property tax history

+8.7%/yr

Latest (2025): $1,720 · +0.0% YoY. Source: county tax records.