231 Main St · Quitaque, TX 79255

$80,000

3 bd · 2.0 ba · 1,165 sqft · SingleFamily public records · 97 Days on market

Built 1957 0.26 ac 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 2 bath home with a carport. Large front and back yard, with a pecan tree. Schedule an appointment today!

Key facts

• Pecan tree
• Front and back yard
• Carport

Tags

• CARPORT
• PECAN TREE
• FRONT AND BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#951 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Turkey-Quitaque ISD (rural): math 60% / reading 50% proficiency, ranked #262 of 1,141 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Briscoe County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1957 — 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. 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?
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: 1.34% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.2

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: 23.3%
• Equity multiple: 2.33×
• Total profit: $29,702
• Equity at exit: $35,971

10-year hold

• IRR: 24.2%
• Equity multiple: 4.47×
• Total profit: $77,637
• Equity at exit: $55,436

Cash invested: $22,400 (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 79255

• Active inventory: 8
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $315

Break-even live

Break-even rent $672

Max offer price $80,000

Occupancy floor 66%

Sensitivity live

Price	-10% $360	-5% $338	+0% $315	+5% $292	+10% $270
Rent	-10% $230	-5% $273	+0% $315	+5% $357	+10% $400
Rate	-1.0pp $355	-0.5pp $335	base $315	+0.5pp $294	+1.0pp $273

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   days on market $80,000 Active 97 DOM
2. 2026-06-08
   days on market $80,000 Active 96 DOM
3. 2026-06-08
   days on market $80,000 Active 95 DOM
4. 2026-06-05
   days on market $80,000 Active 93 DOM
5. 2026-06-03
   days on market $80,000 Active 91 DOM
6. 2026-06-02
   days on market $80,000 Active 90 DOM
7. 2026-06-01
   days on market $80,000 Active 89 DOM
8. 2026-05-31
   days on market $80,000 Active 88 DOM
9. 2026-03-04
   listed $80,000 Active 115-char remark

   Show marketing remark (115 chars)

   3 bedroom, 2 bath home with a carport. Large front and back yard, with a pecan tree. Schedule an appointment today!

10. 2026-01-16
    price $80,000
11. 2025-07-24
    soldstatus
12. 2021-05-17
    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: $940 · $78/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$524/yr (+$44/mo · 55.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 6 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: $12,853
• − Mortgage interest: −$4,481
• − Property taxes: −$940
• − Insurance: −$400
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,327
• Taxable income: $2,648
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,144/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: Turkey-Quitaque ISD
• NCES district ID: 4843400
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $34,595
• Composite: 47.3/100
• National rank: #5051
• State rank: #262 of 1141 in TX

Livability — Quitaque

• Score: 62/100
• State rank: #951
• US rank: #16927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quitaque, TX
• Population (ZIP): 448

Population outlook (Briscoe County) Hauer SSP2

• Today (2025): 1,366 people
• By 2030: 1,300 · -4.8%
• By 2040: 1,176 · -13.9%
• By 2050: 1,054 · -22.8%
• By 2075: 865 · -36.7%
• By 2100: 691 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 11% Russian/Polish/Slavic 2%

Political lean MEDSL · Briscoe

• 2024 margin: Solid R (+79.8) · D 9.7% · R 89.5%
• 2008→2024 swing: -30.2pp toward R · 2008: -49.6pp · 2024: -79.8pp
• All cycles: 2024: R+79.8 2020: R+77.4 2016: R+72.8 2012: R+65.6 2008: R+49.6

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

+0.0% since first listed

4 events — show timeline

• 2026-03-04 Listed $80,000 AARMLS
• 2026-01-16 Price Changed $80,000 AARMLS
• 2025-07-24 Sold (Public Records) — Public Records
• 2021-05-17 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $940 · -1.3% YoY. Source: county tax records.