315 E Hill St · Eastland, TX 76448

$175,000

3 bd · 1.0 ba · 1,757 sqft · SingleFamily public records · 51 Days on market

Built 1958 6,578 sqft lot $100/sqft · 9% above area Est $195k · 10% under

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Why this score? — see what drove the D 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 +12.2/30.0
• ARV discount +12.1/15.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a great home at the right price in a fantastic neighborhood? This is a clean and spacious 3-bedroom, 3-bathroom home on a large corner lot located in a quiet neighborhood. The house itself spans 2,145 square feet, providing plenty of room for gatherings with family and friends. Conveniently located in the heart of Eastland, with just a short 5-6 minute drive away from all the amenities you need . Amenities include shopping centers, grocery stores, and the city hall, ensuring that daily errands are a breeze. Eastland's vibrant community and friendly atmosphere make it an ideal place to call home. Do not miss the opportunity to make this spacious gem your own. Experience the comfort, convenience, and charm of Eastland living in this wonderful home. Schedule a showing today and start enjoying your Eastland dream!

Key facts

• 6,578 sq ft lot
• Garage
• Built 1958

Property features AI

Finance

• Other: Parcel/Tax ID available; Property located in the Boone subdivision, Eastland County
• Financial info: Listing terms include Cash, Conventional, FHA
• HOA & community: No association

Exterior

• Parking: Attached garage (1 covered garage space)
• Security: Video surveillance noted
• Utilities: City water; City sewer; Cable available; Overhead utilities; Municipal utility district not present
• Home design: Single-family residence; One level; Residential property
• Construction: Built in 1958
• Exterior features: Back yard fencing; Sidewalk

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: Primary bedroom (Level 1) — approximately 19 x 15
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Decorative lighting; Cable TV available; High-speed internet available
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-34 ($-412/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (16.1% below list).
• Recommended offer: $147k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Siebert El (math 49% / reading 43%, grade D-, #1,097 of 4,322 statewide, top 26%, 491 students, 65% FRL); Eastland Middle (math 41% / reading 36%, grade F, #704 of 1,662 statewide, top 43%, 257 students, 59% FRL); Eastland H S (math 42% / reading 47%, grade F, #652 of 1,632 statewide, top 43%, 309 students, 57% FRL).
• 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 $5k 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 51 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $146,776 (16.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $195,146
• List price: $175,000
• Delta: -10.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Garvin St	0.39mi	4/2.5 (+1)	1,802 (+3%)	3mo	$155,990	$87	64
1018 S Seaman St	0.40mi	3/2.0	1,876 (+7%)	5mo	$179,500	$96	62
400 Lens St	0.43mi	4/2.5 (+1)	1,802 (+3%)	4mo	$163,990	$91	61
604 S Seaman St	0.17mi	2/2.0 (-1)	1,931 (+10%)	6mo	$160,000	$83	61
512 Lens St	0.46mi	4/2.5 (+1)	1,802 (+3%)	3mo	$159,990	$89	61
412 Lens St	0.43mi	4/2.5 (+1)	1,802 (+3%)	5mo	$158,997	$88	60
508 Garvin St	0.40mi	4/2.5 (+1)	1,600 (-9%)	2mo	$147,990	$92	54
417 Garvin St	0.42mi	4/2.5 (+1)	1,600 (-9%)	3mo	$153,490	$96	52
524 Lens St	0.47mi	4/2.5 (+1)	1,600 (-9%)	2mo	$149,990	$94	51
320 N Lamar St	0.59mi	3/2.0	1,957 (+11%)	1mo	$30,000	$15	49
428 Lens St	0.45mi	4/2.5 (+1)	1,600 (-9%)	6mo	$159,997	$100	48
424 Garvin St	0.39mi	4/2.5 (+1)	2,001 (+14%)	6mo	$169,997	$85	43

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-30,533
• Equity at exit: $26,093

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-29,353
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$203 /mo · $2,439/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-34

Break-even live

Break-even rent $1,511

Max offer price $168,932

Occupancy floor 97%

Sensitivity live

Price	-10% $65	-5% $15	+0% $-34	+5% $-84	+10% $-133
Rent	-10% $-150	-5% $-92	+0% $-34	+5% $24	+10% $82
Rate	-1.0pp $54	-0.5pp $10	base $-34	+0.5pp $-80	+1.0pp $-126

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $175,000 Active 51 DOM
2. 2026-06-21
   days on market $175,000 Active 50 DOM
3. 2026-06-18
   days on market $175,000 Active 48 DOM
4. 2026-06-17
   days on market $175,000 Active 47 DOM
5. 2026-06-16
   days on market $175,000 Active 46 DOM
6. 2026-06-15
   days on market $175,000 Active 45 DOM
7. 2026-06-13
   days on market $175,000 Active 43 DOM
8. 2026-06-12
   days on market $175,000 Active 42 DOM
9. 2026-06-09
   days on market $175,000 Active 39 DOM
10. 2026-06-08
    days on market $175,000 Active 38 DOM
11. 2026-06-08
    days on market $175,000 Active 37 DOM
12. 2026-06-07
    days on market $175,000 Active 36 DOM
13. 2026-06-03
    days on market $175,000 Active 33 DOM
14. 2026-06-02
    days on market $175,000 Active 32 DOM
15. 2026-06-01
    days on market $175,000 Active 31 DOM
16. 2026-05-31
    days on market $175,000 Active 30 DOM
17. 2026-05-13
    price $175,000 893-char remark
18. 2026-05-02
    listed $179,000 Active 893-char remark
19. 2025-02-05
    soldstatus
20. 2025-01-24
    soldstatus Closed 837-char remark

    Show marketing remark (837 chars)

    Looking for a great home at the right price in a fantastic neighborhood? This is a clean and spacious 3-bedroom, 3-bathroom home on a large corner lot located in a quiet neighborhood. The house itself spans 2,145 square feet, providing plenty of room for gatherings with family and friends. Conveniently located in the heart of Eastland, with just a short 5-6 minute drive away from all the amenities you need . Amenities include shopping centers, grocery stores, and the city hall, ensuring that daily errands are a breeze. Eastland's vibrant community and friendly atmosphere make it an ideal place to call home. Do not miss the opportunity to make this spacious gem your own. Experience the comfort, convenience, and charm of Eastland living in this wonderful home. Schedule a showing today and start enjoying your Eastland dream!

21. 2025-01-22
    status Pending 837-char remark

    Show marketing remark (837 chars)

    Looking for a great home at the right price in a fantastic neighborhood? This is a clean and spacious 3-bedroom, 3-bathroom home on a large corner lot located in a quiet neighborhood. The house itself spans 2,145 square feet, providing plenty of room for gatherings with family and friends. Conveniently located in the heart of Eastland, with just a short 5-6 minute drive away from all the amenities you need . Amenities include shopping centers, grocery stores, and the city hall, ensuring that daily errands are a breeze. Eastland's vibrant community and friendly atmosphere make it an ideal place to call home. Do not miss the opportunity to make this spacious gem your own. Experience the comfort, convenience, and charm of Eastland living in this wonderful home. Schedule a showing today and start enjoying your Eastland dream!

22. 2025-01-01
    listed $130,000 Active 837-char remark

    Show marketing remark (837 chars)

    Looking for a great home at the right price in a fantastic neighborhood? This is a clean and spacious 3-bedroom, 3-bathroom home on a large corner lot located in a quiet neighborhood. The house itself spans 2,145 square feet, providing plenty of room for gatherings with family and friends. Conveniently located in the heart of Eastland, with just a short 5-6 minute drive away from all the amenities you need . Amenities include shopping centers, grocery stores, and the city hall, ensuring that daily errands are a breeze. Eastland's vibrant community and friendly atmosphere make it an ideal place to call home. Do not miss the opportunity to make this spacious gem your own. Experience the comfort, convenience, and charm of Eastland living in this wonderful home. Schedule a showing today and start enjoying your Eastland dream!

23. 2024-12-12
    historical
24. 2024-09-23
    price $180,000
25. 2024-08-08
    price $200,000
26. 2024-07-31
    price $215,000
27. 2024-07-18
    price $220,000
28. 2024-07-18
    price $210,000
29. 2024-06-12
    listed $230,000 Active
30. 2018-05-01
    soldstatus Sold
31. 2018-05-01
    soldstatus
32. 2018-04-17
    status Pending
33. 2018-03-13
    historical Active Contingent
34. 2018-01-17
    price $92,500
35. 2017-11-16
    listed $95,000 Active
36. 2017-11-15
    historical
37. 2017-09-15
    price $95,000
38. 2017-07-18
    listed $99,500 Active
39. 2017-07-18
    historical
40. 2017-01-17
    listed $99,500 Active
41. 2016-12-29
    historical
42. 2016-06-28
    listed $102,500 Active
43. 2016-06-20
    historical
44. 2015-10-09
    listed $108,500 Active
45. 2015-09-01
    historical
46. 2015-07-02
    price $108,500
47. 2015-02-10
    listed $112,000 Active
48. 2015-02-01
    historical
49. 2014-07-23
    price $112,000
50. 2014-04-07
    listed $115,000 Active

ⓘ 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: $2,439 · $203/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$764/yr (+$64/mo · 31.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,613
• − Mortgage interest: −$9,803
• − Property taxes: −$2,439
• − Insurance: −$875
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$5,091
• Taxable loss: −$3,413
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $407/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

+77.7% since first listed

38 events — show timeline

• 2026-05-13 Price Changed $175,000 NTREIS
• 2026-05-02 Listed $179,000 NTREIS
• 2025-02-05 Sold (Public Records) — Public Records
• 2025-01-24 Sold (MLS) — NTREIS
• 2025-01-22 Pending — NTREIS
• 2025-01-01 Listed $130,000 NTREIS
• 2024-12-12 Listing Removed — NTREIS
• 2024-09-23 Price Changed $180,000 NTREIS
• 2024-08-08 Price Changed $200,000 NTREIS
• 2024-07-31 Price Changed $215,000 NTREIS
• 2024-07-18 Price Changed $220,000 NTREIS
• 2024-07-18 Price Changed $210,000 NTREIS
• 2024-06-12 Listed $230,000 NTREIS
• 2018-05-01 Sold (Public Records) — Public Records
• 2018-05-01 Sold (MLS) — NTREIS
• 2018-04-17 Pending — NTREIS
• 2018-03-13 Contingent — NTREIS
• 2018-01-17 Price Changed $92,500 NTREIS
• 2017-11-16 Listed $95,000 NTREIS
• 2017-11-15 Listing Removed — NTREIS
• 2017-09-15 Price Changed $95,000 NTREIS
• 2017-07-18 Listed $99,500 NTREIS
• 2017-07-18 Listing Removed — NTREIS
• 2017-01-17 Listed $99,500 NTREIS
• 2016-12-29 Listing Removed — NTREIS
• 2016-06-28 Listed $102,500 NTREIS
• 2016-06-20 Listing Removed — NTREIS
• 2015-10-09 Listed $108,500 NTREIS
• 2015-09-01 Listing Removed — NTREIS
• 2015-07-02 Price Changed $108,500 NTREIS
• 2015-02-10 Listed $112,000 NTREIS
• 2015-02-01 Listing Removed — NTREIS
• 2014-07-23 Price Changed $112,000 NTREIS
• 2014-04-07 Listed $115,000 NTREIS
• 2011-06-17 Sold (Public Records) — Public Records
• 2011-06-17 Sold (MLS) — NTREIS
• 2011-05-26 Listing Removed — NTREIS
• 2011-02-12 Listed $98,500 NTREIS

Property tax history

+1.6%/yr

Latest (2025): $2,439 · -2.1% YoY. Source: county tax records.