103 S Oaklawn Ave · Eastland, TX 76448

$148,500

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 221 Days on market

Built 1950 0.32 ac lot $96/sqft · 34% below area Est $225k · 34% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's a very well kept 3 bedroom house with 2 full baths, with approximately 1548 sq ft! Located at the corner of W Commerce and S Oaklawn, this move-in ready home has newer wood laminate flooring throughout, and a large living room with a wood burning fireplace. Both bathrooms are bright and clean with tub-shower combos, and the full size laundry hookups are conveniently located in the guest bathroom. The large bay window in the dining area makes it a perfect place to watch the kids playing in the spacious back yard. At about $96 per sq ft, this home is priced to sell! Call us today to set up your showing!

Key facts

• Spacious back yard
• Large bay window
• 0.32 acre lot

Tags

• WOOD LAMINATE FLOORING
• WOOD BURNING FIREPLACE
• LARGE BAY WINDOW
• SPACIOUS BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $146k (1.9% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.1% in Eastland — 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 76/100 on livability (#104 in TX, #3,483 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Eastland ISD (town): math 45% / reading 41% proficiency, ranked #349 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $130,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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 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?
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: 0.98% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $224,735
• List price: $148,500
• Delta: -33.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 S High Ave	0.35mi	4/1.0 (+1)	1,512 (-2%)	5mo	$165,000	$109	70
1003 W Plummer St	0.66mi	3/2.0	1,521 (-2%)	2mo	$140,000	$92	60
498 Oakwood Dr	0.33mi	3/2.0	1,520 (-2%)	22mo	$248,000	$163	60
520 Crestwood Dr	0.39mi	3/2.0	1,730 (+12%)	5mo	$280,725	$162	54
600 S College Ave	0.59mi	3/2.0	1,694 (+9%)	1mo	$175,000	$103	52
802 Oakhollow Rd	0.56mi	3/2.0	1,624 (+5%)	22mo	$235,000	$145	43
1101 W Hill St	0.68mi	3/2.0	1,444 (-7%)	15mo	$239,000	$166	41

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-14,290
• Equity at exit: $22,142

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $153
• Equity at exit: $12,840

Cash invested: $41,580 (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 76448

• Home prices YoY: -21.7%
• Active inventory: 84
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$779
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $153

Break-even live

Break-even rent $1,262

Max offer price $148,500

Occupancy floor 84%

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   status $148,500 Pending 221 DOM
2. 2026-06-03
   days on market $148,500 Active Contingent 221 DOM
3. 2026-06-02
   days on market $148,500 Active Contingent 220 DOM
4. 2026-06-01
   days on market $148,500 Active Contingent 219 DOM
5. 2026-05-31
   days on market $148,500 Active Contingent 218 DOM
6. 2026-05-11
   historical Active Option Contract 615-char remark

   Show marketing remark (615 chars)

   Here's a very well kept 3 bedroom house with 2 full baths, with approximately 1548 sq ft! Located at the corner of W Commerce and S Oaklawn, this move-in ready home has newer wood laminate flooring throughout, and a large living room with a wood burning fireplace. Both bathrooms are bright and clean with tub-shower combos, and the full size laundry hookups are conveniently located in the guest bathroom. The large bay window in the dining area makes it a perfect place to watch the kids playing in the spacious back yard. At about $96 per sq ft, this home is priced to sell! Call us today to set up your showing!

7. 2026-04-24
   status Active 615-char remark

   Show marketing remark (615 chars)

   Here's a very well kept 3 bedroom house with 2 full baths, with approximately 1548 sq ft! Located at the corner of W Commerce and S Oaklawn, this move-in ready home has newer wood laminate flooring throughout, and a large living room with a wood burning fireplace. Both bathrooms are bright and clean with tub-shower combos, and the full size laundry hookups are conveniently located in the guest bathroom. The large bay window in the dining area makes it a perfect place to watch the kids playing in the spacious back yard. At about $96 per sq ft, this home is priced to sell! Call us today to set up your showing!

8. 2026-04-22
   historical 615-char remark

   Show marketing remark (615 chars)

   Here's a very well kept 3 bedroom house with 2 full baths, with approximately 1548 sq ft! Located at the corner of W Commerce and S Oaklawn, this move-in ready home has newer wood laminate flooring throughout, and a large living room with a wood burning fireplace. Both bathrooms are bright and clean with tub-shower combos, and the full size laundry hookups are conveniently located in the guest bathroom. The large bay window in the dining area makes it a perfect place to watch the kids playing in the spacious back yard. At about $96 per sq ft, this home is priced to sell! Call us today to set up your showing!

9. 2025-10-22
   listed $148,500 Active 615-char remark

   Show marketing remark (615 chars)

   Here's a very well kept 3 bedroom house with 2 full baths, with approximately 1548 sq ft! Located at the corner of W Commerce and S Oaklawn, this move-in ready home has newer wood laminate flooring throughout, and a large living room with a wood burning fireplace. Both bathrooms are bright and clean with tub-shower combos, and the full size laundry hookups are conveniently located in the guest bathroom. The large bay window in the dining area makes it a perfect place to watch the kids playing in the spacious back yard. At about $96 per sq ft, this home is priced to sell! Call us today to set up your showing!

10. 2007-07-10
    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: $1,880 · $157/mo
• Projected year-2 tax: $2,718 · $226/mo
• Expected delta: +$838/yr (+$70/mo · 44.6%)

ⓘ 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 · 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 18% 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: $17,478
• − Mortgage interest: −$8,318
• − Property taxes: −$1,880
• − Insurance: −$742
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$4,320
• Taxable loss: −$579
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,980/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: Eastland ISD
• NCES district ID: 4817960
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $35,347
• Composite: 35.61/100
• National rank: #4894
• State rank: #349 of 826 in TX

Livability — Eastland

• Score: 76/100
• State rank: #104
• US rank: #3483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastland, TX
• Population (ZIP): 4,920

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 (85%)
• Race & ethnicity: White 85% Two or more races 11% Hispanic / Latino 10% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 21% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -52.60%
• Current HPI: 190.0993
• 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

5 events — show timeline

• 2026-05-11 Contingent — NTREIS
• 2026-04-24 Relisted — NTREIS
• 2026-04-22 Listing Removed — NTREIS
• 2025-10-22 Listed $148,500 NTREIS
• 2007-07-10 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,880 · -0.4% YoY. Source: county tax records.