304 E Olive St · Holliday, TX 76366

$60,000

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 20 Days on market

Built 1950

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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 +9.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hidden Secret in Holliday. 304 E Olive Street in Holliday Texas is a quaint 2 bed, 1 bath, 1,176 Sq Ft home in need of someone. Priced to sell quick at $15,800.00 and sold as-is where-is, this home is a must see! Home features original hardwood floors, large bedrooms, open concept, chain link fenced yard, and Holliday ISD. Great fixer upper! Make an appointment to view today! SELLER MOTIVATED!!!

Key facts

• Built 1950
• Listed 19 days

Property features AI

Exterior

• Home design: Single-family residence; One story
• Construction: Residential construction
• Exterior features: Fenced yard; Composition roof

Interior

• Interior features: Outbuilding on the property

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($838 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#420 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Holliday ISD (rural): math 57% / reading 59% proficiency, ranked #66 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 25 units permitted in Archer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (6.2% local appreciation)).
• Archer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 20 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.15%
• DSCR: 1.99
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.26×
• Total profit: $37,902
• Equity at exit: $38,624

10-year hold

• IRR: 31.8%
• Equity multiple: 6.70×
• Total profit: $95,753
• Equity at exit: $70,837

Cash invested: $16,800 (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 76366

• Home prices YoY: 4.0%
• Active inventory: 17
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$12 /mo · $145/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $310

Break-even live

Break-even rent $445

Max offer price $60,000

Occupancy floor 58%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $60,000 Active 20 DOM
2. 2026-06-18
   days on market $60,000 Active 19 DOM
3. 2026-06-17
   days on market $60,000 Active 18 DOM
4. 2026-06-16
   days on market $60,000 Active 17 DOM
5. 2026-06-15
   days on market $60,000 Active 16 DOM
6. 2026-06-14
   days on market $60,000 Active 14 DOM
7. 2026-06-13
   days on market $60,000 Active 13 DOM
8. 2026-06-10
   days on market $60,000 Active 11 DOM
9. 2026-06-09
   days on market $60,000 Active 10 DOM
10. 2026-06-08
    days on market $60,000 Active 9 DOM
11. 2026-06-07
    days on market $60,000 Active 8 DOM
12. 2026-06-05
    days on market $60,000 Active 5 DOM
13. 2026-06-02
    days on market $60,000 Active 3 DOM
14. 2026-06-01
    days on market $60,000 Active 2 DOM
15. 2026-05-30
    remarks 281-char remark
16. 2026-05-30
    listed $60,000 Active 1 DOM

ⓘ 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: $145 · $12/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$953/yr (+$79/mo · 656.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $10,054
• − Mortgage interest: −$3,361
• − Property taxes: −$145
• − Insurance: −$300
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$1,745
• Taxable income: $2,894
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $3,027/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: Holliday ISD
• NCES district ID: 4823400
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $68,523
• Composite: 51.19/100
• National rank: #1757
• State rank: #66 of 826 in TX

Livability — Holliday

• Score: 69/100
• State rank: #420
• US rank: #8631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holliday, TX
• Population (ZIP): 2,096

Population outlook (Archer County) Hauer SSP2

• Today (2025): 8,158 people
• By 2030: 7,855 · -3.7%
• By 2040: 7,120 · -12.7%
• By 2050: 6,320 · -22.5%
• By 2075: 4,842 · -40.6%
• By 2100: 3,527 · -56.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 3% Serbian 2%

Political lean MEDSL · Archer

• 2024 margin: Solid R (+79.3) · D 10.1% · R 89.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -65.4pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+80.4 2016: R+79.4 2012: R+73.8 2008: R+65.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.24%
• Current HPI: 161.0661
• 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

+400.0% since first listed

9 events — show timeline

• 2026-05-30 Listed $60,000 WFAOR
• 2019-03-25 Sold (Public Records) — Public Records
• 2019-02-22 Sold (MLS) — WFAOR
• 2019-02-01 Listed $12,000 WFAOR
• 2004-01-12 Sold (Public Records) — Public Records
• 1993-05-03 Sold (Public Records) — Public Records
• 1992-12-09 Sold (Public Records) — Public Records
• 1992-12-07 Sold (Public Records) — Public Records
• 1990-02-22 Sold (Public Records) — Public Records

Property tax history

-11.5%/yr

Latest (2025): $145 · +64.3% YoY. Source: county tax records.