901 Labadie St · Sterling City, TX 76951

$89,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 27 Days on market

Built 2023 ↓ 7% since listing

---

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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +6.4/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

For Sale By Owner & acirc; & euro; & ldquo; Sterling City, TX List Price: $89,000 Charming and fully updated 720 sq ft home in the heart of Sterling City! This move-in-ready property has been thoughtfully renovated from top to bottom, making it perfect for a first-time buyer, downsizer, or investment opportunity. Key Features: & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & acirc; & euro; & cent; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; 720 sq ft of comfortable living space & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; &

Key facts

• Fresh flooring
• New plumbing
• Fully updated

Tags

• FULLY UPDATED
• NEW ELECTRICAL WIRING
• NEW PLUMBING
• MODERN FIXTURES
• UPDATED KITCHEN
• FRESH FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $88k (1.5% below list).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#727 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Sterling City ISD (rural): math 45% / reading 45% proficiency, ranked #530 of 1,141 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairview Daep (1 students, 0% FRL); Fairview Special Programs (4 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (2.9% local appreciation)).
• Sterling County population projected at +81% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.99% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.80×
• Total profit: $19,904
• Equity at exit: $39,285

10-year hold

• IRR: 16.0%
• Equity multiple: 3.32×
• Total profit: $57,800
• Equity at exit: $59,978

Cash invested: $24,920 (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 76951

• Home prices YoY: 3.5%
• Active inventory: 9
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $156

Break-even live

Break-even rent $680

Max offer price $89,000

Occupancy floor 77%

Sensitivity live

Price	-10% $206	-5% $181	+0% $156	+5% $130	+10% $105
Rent	-10% $86	-5% $121	+0% $156	+5% $190	+10% $225
Rate	-1.0pp $200	-0.5pp $178	base $156	+0.5pp $132	+1.0pp $109

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $89,000 Active 27 DOM
2. 2026-06-21
   days on market $89,000 Active 26 DOM
3. 2026-06-21
   days on market $89,000 Active 25 DOM
4. 2026-06-18
   days on market $89,000 Active 23 DOM
5. 2026-06-17
   days on market $89,000 Active 22 DOM
6. 2026-06-16
   days on market $89,000 Active 21 DOM
7. 2026-06-15
   days on market $89,000 Active 20 DOM
8. 2026-06-15
   days on market $89,000 Active 19 DOM
9. 2026-06-13
   days on market $89,000 Active 18 DOM
10. 2026-06-12
    days on market $89,000 Active 17 DOM
11. 2026-06-09
    days on market $89,000 Active 14 DOM
12. 2026-06-08
    days on market $89,000 Active 13 DOM
13. 2026-06-08
    days on market $89,000 Active 12 DOM
14. 2026-06-07
    days on market $89,000 Active 11 DOM
15. 2026-06-03
    days on market $89,000 Active 8 DOM
16. 2026-06-02
    days on market $89,000 Active 7 DOM
17. 2026-06-01
    days on market $89,000 Active 6 DOM
18. 2026-05-31
    days on market $89,000 Active 5 DOM
19. 2026-05-26
    listed $89,000 Active
20. 2025-08-09
    listed $91,000 Active
21. 2025-06-11
    price $91,000
22. 2025-04-18
    listed $96,000 Active
23. 2021-12-27
    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: $402 · $34/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$1,226/yr (+$102/mo · 304.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,525
• − Mortgage interest: −$4,985
• − Property taxes: −$402
• − Insurance: −$445
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,589
• Taxable income: $419
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $1,766/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: Sterling City ISD
• NCES district ID: 4841550
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $47,961
• Composite: 40.67/100
• National rank: #7617
• State rank: #530 of 1141 in TX

Livability — Sterling City

• Score: 65/100
• State rank: #727
• US rank: #13505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterling City, TX
• Population (ZIP): 1,389

Population outlook (Sterling County) Hauer SSP2

• Today (2025): 1,844 people
• By 2030: 2,107 · +14.3%
• By 2040: 2,684 · +45.6%
• By 2050: 3,338 · +81.0%
• By 2075: 5,175 · +180.6%
• By 2100: 6,739 · +265.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 32% Two or more races 9%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 26%

Political lean MEDSL · Sterling

• 2024 margin: Solid R (+85.8) · D 6.8% · R 92.7%
• 2008→2024 swing: -17.5pp toward R · 2008: -68.3pp · 2024: -85.8pp
• All cycles: 2024: R+85.8 2020: R+83.4 2016: R+75.7 2012: R+86.6 2008: R+68.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.85%
• Current HPI: 84.6281
• 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

-7.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $89,000 FSBO.com
• 2025-08-09 Listed $91,000 SAAR TX
• 2025-06-11 Price Changed $91,000 SAAR TX
• 2025-04-18 Listed $96,000 SAAR TX
• 2021-12-27 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $402 · +8.5% YoY. Source: county tax records.