230 E Main St · Lindsay, TX 76250

$260,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 52 Days on market

Built 1922 8,102 sqft lot $155/sqft · 25% below area Est $345k · 25% under ↓ 5% since listing

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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 +17.5/30.0
• ARV discount +15.0/15.0
• Appreciation +5.9/10.0
• Schools +5.8/10.0
• DSCR +5.5/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 8,102 sq ft lot
• Built 1922
• Listed 51 days

Property features AI

Finance

• Other: Survey available
• Financial info: Accepts Cash, Conventional, FHA, USDA, and VA financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway parking (on site, open, outside, private); No garage or carport
• Security: Smoke detectors
• Utilities: City water; City sewer; Electricity available and connected; Cable available; Curbs and sidewalk; Concrete; Utilities easement
• Home design: Single-family residence; Two levels; Property attached: yes; Subdivision: Fuhrmann Add; Facing direction: not specified
• Construction: Built in 1922 (preowned); Brick and siding exterior; Composition roof; Concrete perimeter foundation and slab
• Exterior features: Covered front porch and patio; Private yard; Large backyard with grass; Corner lot; Few trees; Landscaped; RV/boat parking; Outbuilding / storage; Chain link fenced back yard; Covered porch(es)

Interior

• Kitchen: Eat-in kitchen with built-in cabinets; Granite countertops (natural stone/granite); Water line to refrigerator; Electric range; Vented exhaust fan; Disposal; Dishwasher
• Bedrooms: 3 bedrooms; Primary bedroom on main level (13 x 11); Two additional bedrooms on second level (15 x 14 and 15 x 12); Split bedroom layout
• Flooring: Carpet; Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; Granite counters; High-speed internet available; Walk-in closets; Window coverings; Basement present; Seven total rooms; One living area
• Laundry & utility: Utility room with built-in cabinets (12 x 6); Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $198 ($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 $250k (3.8% below list).
• Recommended offer: $250k (3.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#42 in TX, #1,865 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Lindsay ISD (rural): math 66% / reading 65% proficiency, ranked #21 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Lindsay El (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 257 students, 9% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 190 units permitted in Cooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (1.8% local appreciation)).
• At projected returns (1.8% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $250,000 (3.8% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (median comp): $344,607
• List price: $260,000
• Delta: -24.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 N Neu Dr	0.32mi	3/2.0	1,726 (+3%)	8mo	$417,000	$242	74
508 Neu Dr	0.34mi	3/2.0	1,675 (-0%)	20mo	$389,000	$232	67
307 Circle St	0.31mi	3/2.0	1,614 (-4%)	19mo	$295,000	$183	63
105 W 6th St	0.18mi	3/2.5	1,928 (+15%)	4mo	$359,000	$186	61
102 Circle Dr W	0.33mi	3/2.5	1,755 (+4%)	24mo	$374,500	$213	55
113 Bailey Ranch Dr	0.74mi	3/2.0	1,437 (-14%)	11mo	$302,000	$210	32

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

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.37×
• Total profit: $27,139
• Equity at exit: $99,024

10-year hold

• IRR: 10.5%
• Equity multiple: 2.39×
• Total profit: $101,050
• Equity at exit: $139,935

Cash invested: $72,800 (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 76250

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$305 /mo · $3,664/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $198

Break-even live

Break-even rent $2,250

Max offer price $260,000

Occupancy floor 87%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Bailey Ranch DR Lindsay, TX	3.0	2.0	1804	$2,500	$1.39	44d	1	0.70mi

Listing history 20 events

1. 2026-06-19
   days on market $260,000 Active 52 DOM
2. 2026-06-18
   days on market $260,000 Active 51 DOM
3. 2026-06-17
   days on market $260,000 Active 50 DOM
4. 2026-06-16
   days on market $260,000 Active 49 DOM
5. 2026-06-16
   price $260,000 Active 48 DOM
6. 2026-06-15
   days on market $270,000 Active 48 DOM
7. 2026-06-14
   days on market $270,000 Active 46 DOM
8. 2026-06-12
   days on market $270,000 Active 45 DOM
9. 2026-06-09
   days on market $270,000 Active 42 DOM
10. 2026-06-09
    price $270,000 Active 41 DOM
11. 2026-06-08
    days on market $275,000 Active 41 DOM
12. 2026-06-07
    days on market $275,000 Active 40 DOM
13. 2026-06-02
    days on market $275,000 Active 35 DOM
14. 2026-06-01
    days on market $275,000 Active 34 DOM
15. 2026-05-31
    days on market $275,000 Active 33 DOM
16. 2026-05-30
    days on market $275,000 Active 32 DOM
17. 2026-04-28
    listed $275,000 Active 1137-char remark
18. 2018-02-08
    soldstatus
19. 2010-10-28
    soldstatus
20. 2002-08-27
    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: $3,664 · $305/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$1,094/yr (+$91/mo · 29.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $30,000
• − Mortgage interest: −$14,564
• − Property taxes: −$3,664
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,564
• Taxable loss: −$1,892
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $2,828/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: Lindsay ISD
• NCES district ID: 4827570
• Math proficiency: 66% ▼ -11.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $79,405
• Composite: 58.46/100
• National rank: #1002
• State rank: #21 of 826 in TX

Livability — Lindsay

• Score: 80/100
• State rank: #42
• US rank: #1865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindsay, TX
• Population (ZIP): 973

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 4% Iranian 2% Subsaharan African 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.75%
• Current HPI: 154.7481
• 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

-5.5% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $260,000 NTREIS
• 2026-06-08 Price Changed $270,000 NTREIS
• 2026-04-28 Listed $275,000 NTREIS
• 2018-02-08 Sold (Public Records) — Public Records
• 2010-10-28 Sold (Public Records) — Public Records
• 2002-08-27 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,664 · +10.1% YoY. Source: county tax records.