241 S Avenue B · Cross Plains, TX 76443

$95,000

2 bd · 1.0 ba · 816 sqft · SingleFamily · 89 Days on market

Built 2012 Fair condition 0.64 ac lot $116/sqft · 11% above area Est $86k · 11% over

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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 +20.7/30.0
• Appreciation +8.4/10.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Rustic cabin in town on a spacious .643 acre lot with plenty of room for 4-H projects or just your lovable pets. 2 Bed 1 Bath home has a front porch and a back deck. Kitchen & living room are open concept with a vaulted wood ceiling. Built-in cabinets & appliances along one wall leaves space to bring your own island for more counter space and seating area. Both bedrooms also have vaulted wood ceilings and there are laminate wood floors throughout. Bathroom has a walk-in shower and 2 windows for plenty of natural light. Laundry room has space for full size washer & dryer and a shelf across the roof for folding clothes and the electric water heater is in the corner. The large back yard has 2 sheds for animals to get out of the weather, a yard fenced for the house area to keep the livestock from being right up next to the home. There are double gates in the fence along Ave B so you can pull a trailer in the property and turn around to load or unload. This property will make a great home for you and your animals, an investment for a rental or there is plenty of space to divide the lots and have more homes.

Key facts

• Open concept
• Front porch
• Spacious lot

Tags

• SPACIOUS LOT
• FRONT PORCH
• BACK DECK
• OPEN CONCEPT
• VAULTED WOOD CEILING
• BUILT-IN CABINETS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $62 ($747/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#486 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, employment D, amenities F.
• Cross Plains ISD (rural): math 45% / reading 45% proficiency, ranked #581 of 1,141 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11 units permitted in Callahan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $7k appreciation (6.9% local appreciation)).
• Callahan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $861k (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $85,731
• List price: $95,000
• Delta: 10.81%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
348 N Main St	0.35mi	2/1.0	840 (+3%)	20mo	$250,000	$298	62
225 6th St	0.45mi	2/1.0	936 (+15%)	23mo	$89,000	$95	36

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

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.37×
• Total profit: $36,466
• Equity at exit: $65,056

10-year hold

• IRR: 18.7%
• Equity multiple: 4.88×
• Total profit: $103,218
• Equity at exit: $122,880

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 76443

• Home prices YoY: 4.4%
• Active inventory: 26
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $62

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 89%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Foster Bond St Unit 101 Cross Plains, TX	2.0	1.0	1112	$994	$0.89	43d	1	0.57mi

Listing history 16 events

1. 2026-06-13
   days on market $95,000 Active 89 DOM
2. 2026-06-12
   days on market $95,000 Active 88 DOM
3. 2026-06-09
   days on market $95,000 Active 85 DOM
4. 2026-06-08
   days on market $95,000 Active 84 DOM
5. 2026-06-08
   days on market $95,000 Active 83 DOM
6. 2026-06-05
   days on market $95,000 Active 81 DOM
7. 2026-06-03
   days on market $95,000 Active 79 DOM
8. 2026-06-02
   days on market $95,000 Active 78 DOM
9. 2026-06-01
   days on market $95,000 Active 77 DOM
10. 2026-05-31
    days on market $95,000 Active 76 DOM
11. 2026-03-19
    price $95,000 1141-char remark

    Show marketing remark (1141 chars)

    Rustic cabin in town on a spacious .643 acre lot with plenty of room for 4-H projects or just your lovable pets. 2 Bed 1 Bath home has a front porch and a back deck. Kitchen & living room are open concept with a vaulted wood ceiling. Built-in cabinets & appliances along one wall leaves space to bring your own island for more counter space and seating area. Both bedrooms also have vaulted wood ceilings and there are laminate wood floors throughout. Bathroom has a walk-in shower and 2 windows for plenty of natural light. Laundry room has space for full size washer & dryer and a shelf across the roof for folding clothes and the electric water heater is in the corner. The large back yard has 2 sheds for animals to get out of the weather, a yard fenced for the house area to keep the livestock from being right up next to the home. There are double gates in the fence along Ave B so you can pull a trailer in the property and turn around to load or unload. This property will make a great home for you and your animals, an investment for a rental or there is plenty of space to divide the lots and have more homes.

12. 2026-03-16
    listed $956,000 Active 1141-char remark

    Show marketing remark (1141 chars)

    Rustic cabin in town on a spacious .643 acre lot with plenty of room for 4-H projects or just your lovable pets. 2 Bed 1 Bath home has a front porch and a back deck. Kitchen & living room are open concept with a vaulted wood ceiling. Built-in cabinets & appliances along one wall leaves space to bring your own island for more counter space and seating area. Both bedrooms also have vaulted wood ceilings and there are laminate wood floors throughout. Bathroom has a walk-in shower and 2 windows for plenty of natural light. Laundry room has space for full size washer & dryer and a shelf across the roof for folding clothes and the electric water heater is in the corner. The large back yard has 2 sheds for animals to get out of the weather, a yard fenced for the house area to keep the livestock from being right up next to the home. There are double gates in the fence along Ave B so you can pull a trailer in the property and turn around to load or unload. This property will make a great home for you and your animals, an investment for a rental or there is plenty of space to divide the lots and have more homes.

13. 2023-05-16
    soldstatus Closed 112-char remark

    Show marketing remark (112 chars)

    Looks like a log cabin. **Buyer's representative to verify all utilities, measurements, and school districts.

14. 2023-04-25
    status Pending 112-char remark

    Show marketing remark (112 chars)

    Looks like a log cabin. **Buyer's representative to verify all utilities, measurements, and school districts.

15. 2023-04-14
    historical Active Option Contract 112-char remark

    Show marketing remark (112 chars)

    Looks like a log cabin. **Buyer's representative to verify all utilities, measurements, and school districts.

16. 2023-03-28
    listed $60,000 Active 112-char remark

    Show marketing remark (112 chars)

    Looks like a log cabin. **Buyer's representative to verify all utilities, measurements, and school districts.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $11,928
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,764
• Taxable loss: −$763
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $930/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This rustic cabin requires moderate repairs and maintenance to improve its condition and value. Paint, windows, and flooring updates would significantly enhance its appeal.

Repairs flagged

• Minor Metal carport roof — Slight rust visible
• Minor Windows — Curtains suggest need for window treatments
• Minor Exterior siding — Slight wear visible

Value-add opportunities

• Resale Paint exterior and interior walls — Fresh paint enhances curb appeal
• Resale Replace windows with energy-efficient ones — Improved energy efficiency and aesthetics
• Resale Install new flooring in kitchen and bathrooms — Modern flooring enhances value
• Rental Upgrade HVAC system — Improved comfort and energy efficiency attracts renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal carport roof · Slight rust visible	Minor	$500–3,000
Windows · Curtains suggest need for window treatments	Minor	$500–3,000
Exterior siding · Slight wear visible	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior and interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace windows with energy-efficient ones — Improved energy efficiency and aesthetics ↑
• Resale Install new flooring in kitchen and bathrooms — Modern flooring enhances value ↑
• Rental Upgrade HVAC system — Improved comfort and energy efficiency attracts renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cross Plains ISD
• NCES district ID: 4815810
• Math proficiency: 45% ▼ -1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $37,187
• Composite: 39.64/100
• National rank: #8046
• State rank: #581 of 1141 in TX

Livability — Cross Plains

• Score: 68/100
• State rank: #486
• US rank: #9666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cross Plains, TX
• Population (ZIP): 1,812

Population outlook (Callahan County) Hauer SSP2

• Today (2025): 13,664 people
• By 2030: 13,578 · -0.6%
• By 2040: 13,283 · -2.8%
• By 2050: 13,008 · -4.8%
• By 2075: 12,354 · -9.6%
• By 2100: 11,326 · -17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Italian 27% Serbian 4% Romanian 3%
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Callahan

• 2024 margin: Solid R (+77.6) · D 10.9% · R 88.5%
• 2008→2024 swing: -15.9pp toward R · 2008: -61.7pp · 2024: -77.6pp
• All cycles: 2024: R+77.6 2020: R+77.3 2016: R+77.2 2012: R+69.8 2008: R+61.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.88%
• Current HPI: 161.931
• 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

+58.3% since first listed

6 events — show timeline

• 2026-03-19 Price Changed $95,000 NTREIS
• 2026-03-16 Listed $956,000 NTREIS
• 2023-05-16 Sold (MLS) — NTREIS
• 2023-04-25 Pending — NTREIS
• 2023-04-14 Contingent — NTREIS
• 2023-03-28 Listed $60,000 NTREIS