810 W Plummer St · Eastland, TX 76448

$79,999

3 bd · 1.0 ba · 1,907 sqft · SingleFamily public records · 30 Days on market

Built 1947 5,968 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in Eastland with this single-story detached home located within close proximity to local schools. The interior layout features wood-paneled walls throughout, a central living area with exposed wood ceiling beams, a dedicated laundry space, and an integrated eat-in kitchen configuration. Additional interior square footage includes a bonus game room space complete with a built-in dry bar fixture. The home features one bedroom and two full bathrooms. This property is being sold as-is and requires extensive cosmic, structural, and mechanical renovations throughout. Cash or conventional construction financing required. Bring your tools and design ideas to maximize this propert

Key facts

• Wood-paneled walls
• Bonus game room
• 5,968 sq ft lot

Tags

• SINGLE-STORY DETACHED HOME
• WOOD-PANELED WALLS
• EXPOSED WOOD CEILING BEAMS
• DEDICATED LAUNDRY SPACE
• INTEGRATED EAT-IN KITCHEN
• BONUS GAME ROOM

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No HOA / association

Exterior

• Parking: Carport (1 covered carport space)
• Utilities: City water; City sewer; Electricity connected; Cable available
• Home design: Single-family residence; Residential property; One-story
• Construction: Built in 1947
• Exterior features: Asphalt surfaces; Lot under 0.5 acre; Subdivision: Daugherty

Interior

• Kitchen: Dishwasher; Microwave; Double oven; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Cable TV available; Dry bar; Eat-in kitchen; Natural woodwork; Paneling; One living area; One dining area; Total room count 8; One level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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) — zoned schools average 65% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $78,799 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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 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?
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: 1.85% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.23%
• DSCR: 2.35
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $205,956
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 S College Ave	0.37mi	3/2.0	1,942 (+2%)	11mo	$175,000	$90	66
320 N Lamar St	0.54mi	3/2.0	1,957 (+3%)	1mo	$30,000	$15	66
403 S Daugherty Ave	0.27mi	4/2.0 (+1)	1,956 (+3%)	11mo	$249,000	$127	65
510 W Plummer St	0.23mi	4/2.0 (+1)	1,849 (-3%)	14mo	$195,000	$105	64
600 S College Ave	0.35mi	3/2.0	1,694 (-11%)	1mo	$175,000	$103	60
604 S Seaman St	0.56mi	2/2.0 (-1)	1,931 (+1%)	6mo	$160,000	$83	58
612 S Bassett St	0.66mi	3/2.0	1,894 (-1%)	15mo	$205,000	$108	51
516 S Halbryan St	0.73mi	3/2.0	1,890 (-1%)	11mo	$215,000	$114	51
501 S Daugherty Ave	0.29mi	3/3.0	2,152 (+13%)	13mo	$232,000	$108	46
714 S Ammerman Ave	0.37mi	3/2.0	1,627 (-15%)	14mo	$240,000	$148	42
601 S Bassett St	0.61mi	3/2.0	1,650 (-14%)	15mo	$192,500	$117	33
209 S Virginia Ave	0.73mi	4/3.0 (+1)	2,025 (+6%)	19mo	$182,000	$90	27

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: 24.9%
• Equity multiple: 2.03×
• Total profit: $23,031
• Equity at exit: $11,928

10-year hold

• IRR: 32.7%
• Equity multiple: 3.97×
• Total profit: $66,550
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $564

Break-even live

Break-even rent $762

Max offer price $79,999

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,999 Active 30 DOM
2. 2026-06-17
   days on market $79,999 Active 29 DOM
3. 2026-06-16
   days on market $79,999 Active 28 DOM
4. 2026-06-15
   days on market $79,999 Active 27 DOM
5. 2026-06-13
   days on market $79,999 Active 25 DOM
6. 2026-06-12
   days on market $79,999 Active 24 DOM
7. 2026-06-09
   days on market $79,999 Active 21 DOM
8. 2026-06-09
   price $79,999 Active 20 DOM
9. 2026-06-08
   days on market $82,500 Active 20 DOM
10. 2026-06-08
    days on market $82,500 Active 19 DOM
11. 2026-06-07
    pricedays on market $82,500 Active 18 DOM
12. 2026-06-03
    days on market $89,999 Active 15 DOM
13. 2026-06-02
    days on market $89,999 Active 14 DOM
14. 2026-06-01
    days on market $89,999 Active 13 DOM
15. 2026-05-31
    days on market $89,999 Active 12 DOM
16. 2026-05-19
    listed $100,000 Active
17. 2024-03-12
    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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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 4/10 Moderate 18% 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: $17,721
• − Mortgage interest: −$4,481
• − Property taxes: −$1,793
• − Insurance: −$400
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$2,327
• Taxable income: $5,884
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $5,360/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

2 events — show timeline

• 2026-05-19 Listed $100,000 NTREIS
• 2024-03-12 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,793 · -2.5% YoY. Source: county tax records.