771 County Road 121 · Callisburg, TX 76240

$229,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 80 Days on market

Built 2014 4.93 ac lot

---

Why this score? — see what drove the D- 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Approx 5 acre tract in the highly sought after Callisburg ISD with water, electric and septic already on site! This spacious property offers plenty of room to get away from the hustle and bustle but still close enough to enjoy the amenities of town. Existing mobile home could use some TLC or it can be removed, offering a blank canvas for that dream home you've been wanting to build. Bring your animals and your ideas and turn that dream into a reality! Call your favorite Realtor today for a private showing and make this one yours!

Key facts

• Callisburg isd
• 5 acre tract
• 4.93 acre lot

Tags

• 5 ACRE TRACT
• CALLISBURG ISD
• WATER ELECTRIC SEPTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-80 ($-957/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (26.2% below list).
• Recommended offer: $169k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#833 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Callisburg ISD (rural): math 39% / reading 48% proficiency, ranked #266 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Callisburg El (math 42% / reading 44%, grade F, #1,283 of 4,322 statewide, top 30%, 549 students, 50% FRL); Callisburg Middle (math 36% / reading 46%, grade F, #613 of 1,662 statewide, top 38%, 256 students, 43% FRL); Callisburg H S (math 37% / reading 67%, grade D+, #447 of 1,632 statewide, top 29%, 355 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 461 active listings in the ZIP; 190 units permitted in Cooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,010 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.3

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-42,264
• Equity at exit: $34,145

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-43,657
• Equity at exit: $19,800

Cash invested: $64,120 (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 76240

• Active inventory: 461
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-80

Break-even live

Break-even rent $1,791

Max offer price $214,914

Occupancy floor 100%

Sensitivity live

Price	-10% $50	-5% $-15	+0% $-80	+5% $-145	+10% $-209
Rent	-10% $-213	-5% $-146	+0% $-80	+5% $-13	+10% $54
Rate	-1.0pp $36	-0.5pp $-21	base $-80	+0.5pp $-139	+1.0pp $-199

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $229,000 Active 80 DOM
2. 2026-06-19
   days on market $229,000 Active 78 DOM
3. 2026-06-18
   days on market $229,000 Active 77 DOM
4. 2026-06-17
   days on market $229,000 Active 76 DOM
5. 2026-06-16
   days on market $229,000 Active 75 DOM
6. 2026-06-15
   days on market $229,000 Active 74 DOM
7. 2026-06-14
   days on market $229,000 Active 72 DOM
8. 2026-06-12
   days on market $229,000 Active 71 DOM
9. 2026-06-09
   days on market $229,000 Active 68 DOM
10. 2026-06-08
    days on market $229,000 Active 67 DOM
11. 2026-06-07
    days on market $229,000 Active 66 DOM
12. 2026-06-05
    days on market $229,000 Active 63 DOM
13. 2026-06-03
    days on market $229,000 Active 62 DOM
14. 2026-06-02
    days on market $229,000 Active 61 DOM
15. 2026-06-01
    days on market $229,000 Active 60 DOM
16. 2026-05-31
    days on market $229,000 Active 59 DOM
17. 2026-05-30
    days on market $229,000 Active 58 DOM
18. 2026-04-02
    listed $249,000 Active 535-char remark

    Show marketing remark (535 chars)

    Approx 5 acre tract in the highly sought after Callisburg ISD with water, electric and septic already on site! This spacious property offers plenty of room to get away from the hustle and bustle but still close enough to enjoy the amenities of town. Existing mobile home could use some TLC or it can be removed, offering a blank canvas for that dream home you've been wanting to build. Bring your animals and your ideas and turn that dream into a reality! Call your favorite Realtor today for a private showing and make this one yours!

19. 2026-04-02
    listed $249,000 Active 535-char remark

    Show marketing remark (535 chars)

    Approx 5 acre tract in the highly sought after Callisburg ISD with water, electric and septic already on site! This spacious property offers plenty of room to get away from the hustle and bustle but still close enough to enjoy the amenities of town. Existing mobile home could use some TLC or it can be removed, offering a blank canvas for that dream home you've been wanting to build. Bring your animals and your ideas and turn that dream into a reality! Call your favorite Realtor today for a private showing and make this one yours!

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $4,191 · $349/mo
• Expected delta: +$2,768/yr (+$231/mo · 194.5%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,281
• − Mortgage interest: −$12,828
• − Property taxes: −$1,423
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$6,662
• Taxable loss: −$5,021
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $248/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: Callisburg ISD
• NCES district ID: 4812510
• Math proficiency: 39% ▼ -17.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $61,269
• Composite: 38.44/100
• National rank: #4196
• State rank: #266 of 826 in TX

Livability — Callisburg

• Score: 63/100
• State rank: #833
• US rank: #15037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cooke County · 29,419 people
• Metro: Gainesville, TX
• Population (ZIP): 29,419
• Household income: $71,502
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 660.0

Population outlook (Cooke County) Hauer SSP2

• Today (2025): 39,965 people
• By 2030: 39,974 · +0.0%
• By 2040: 39,772 · -0.5%
• By 2050: 39,258 · -1.8%
• By 2075: 37,262 · -6.8%
• By 2100: 33,363 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 1%

Political lean MEDSL · Cooke

• 2024 margin: Solid R (+66.9) · D 16.2% · R 83.1%
• 2008→2024 swing: -8.2pp toward R · 2008: -58.7pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+65.2 2016: R+68.1 2012: R+67.6 2008: R+58.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.63%
• Current HPI: 247.3822
• Rent YoY: —
• Metro: Gainesville, TX
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-02 Listed $249,000 NTREIS
• 2026-04-02 Listed $249,000 NTREIS

Property tax history

+13.0%/yr

Latest (2025): $1,423 · +9.7% YoY. Source: county tax records.