1223 Meadowbrook St · Ranger, TX 76470

$153,000

4 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 335 Days on market

Built 1982 10,193 sqft lot

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice four bedroom brick home with a newer roof and a freshly remodeled home in a nice, quiet area with easy access to I-20. Has a fenced yard and a large two car garage. Will qualify USDA, FHA, VA

Key facts

• Fenced yard
• Newer roof
• Easy access to i-20

Tags

• NEWER ROOF
• FENCED YARD
• QUIET AREA
• EASY ACCESS TO I-20

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $-47 ($-563/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (20.3% below list).
• Recommended offer: $122k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#378 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Ranger ISD (rural): math 23% / reading 33% proficiency, ranked #1,056 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ranger El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 157 students, 77% FRL); Ranger Middle (math 22% / reading 32%, grade F, #1,177 of 1,662 statewide, top 72%, 69 students, 78% FRL); Ranger H S (math 10% / reading 5%, grade F, #1,601 of 1,632 statewide, top 99%, 97 students, 77% FRL).
• Market conditions: 46 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-58 appreciation (-0.0% local appreciation)).
• 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 335 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,958 (20.3% 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 335 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 F-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: 0.80% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.82×
• Total profit: $-7,747
• Equity at exit: $44,137

10-year hold

• IRR: 2.0%
• Equity multiple: 1.21×
• Total profit: $9,129
• Equity at exit: $52,824

Cash invested: $42,840 (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 76470

• Home prices YoY: -0.0%
• Active inventory: 46
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-47

Break-even live

Break-even rent $1,279

Max offer price $144,711

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-4	+0% $-47	+5% $-90	+10% $-134
Rent	-10% $-143	-5% $-95	+0% $-47	+5% $1	+10% $49
Rate	-1.0pp $30	-0.5pp $-8	base $-47	+0.5pp $-87	+1.0pp $-127

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $153,000 Active 335 DOM
2. 2026-06-21
   days on market $153,000 Active 334 DOM
3. 2026-06-18
   days on market $153,000 Active 332 DOM
4. 2026-06-17
   days on market $153,000 Active 331 DOM
5. 2026-06-16
   days on market $153,000 Active 330 DOM
6. 2026-06-15
   days on market $153,000 Active 329 DOM
7. 2026-06-15
   days on market $153,000 Active 328 DOM
8. 2026-06-13
   days on market $153,000 Active 327 DOM
9. 2026-06-12
   days on market $153,000 Active 326 DOM
10. 2026-06-09
    days on market $153,000 Active 323 DOM
11. 2026-06-08
    days on market $153,000 Active 322 DOM
12. 2026-06-08
    days on market $153,000 Active 321 DOM
13. 2026-06-07
    days on market $153,000 Active 320 DOM
14. 2026-06-03
    days on market $153,000 Active 317 DOM
15. 2026-06-02
    days on market $153,000 Active 316 DOM
16. 2026-06-01
    days on market $153,000 Active 315 DOM
17. 2026-05-31
    days on market $153,000 Active 314 DOM
18. 2026-05-31
    pricestatusdays on market $153,000 Active 313 DOM
19. 2025-07-09
    price $155,000
20. 2025-07-08
    listed $155 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: $1,732 · $144/mo
• Projected year-2 tax: $2,800 · $233/mo
• Expected delta: +$1,068/yr (+$89/mo · 61.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $14,635
• − Mortgage interest: −$8,570
• − Property taxes: −$1,732
• − Insurance: −$765
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,451
• Taxable loss: −$3,224
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $211/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: Ranger ISD
• NCES district ID: 4836480
• Math proficiency: 23% ▲ 3.00%
• Reading proficiency: 33% ▲ 8.00%
• Median HH income: $32,023
• Composite: 25.73/100
• National rank: #12804
• State rank: #1056 of 1141 in TX

Livability — Ranger

• Score: 70/100
• State rank: #378
• US rank: #7977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ranger, TX
• Population (ZIP): 3,161

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 10% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 15% Iranian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▬ -0.04%
• Current HPI: 124.079
• 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

2 events — show timeline

• 2025-07-09 Price Changed $155,000 NTREIS
• 2025-07-08 Listed $155 NTREIS

Property tax history

+3.7%/yr

Latest (2025): $1,732 · +49.4% YoY. Source: county tax records.