720 N Seaman St · Eastland, TX 76448

$68,000

3 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 767 Days on market

Built 1950 5,401 sqft lot $50/sqft · 47% below area Est $127k · 47% under ↓ 44% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Introducing this charming 2-bedroom, 2-bathroom home with excellent potential in Eastland, Texas! Boasting great bones and awaiting your personal touches, this vacant property is ready for a new owner to make it their own. Ideal for first-time homebuyers or savvy investors, seize the opportunity to transform this house into your dream home or profitable investment. Schedule a viewing today and envision the possibilities!

Key facts

• Excellent potential
• Vacant property
• Great bones

Tags

• EXCELLENT POTENTIAL
• GREAT BONES
• VACANT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $41k (39.8% below list).
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $41k (39.8% below list) — sets the bar for cash-flow.
• Cap rate 11.1% 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: 85 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $470 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.

Negotiation context

• It's been on market 767 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; 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 $40,940 (39.8% 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 767 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.51% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 5.5

CMA / ARV

• ARV (median comp): $127,162
• List price: $68,000
• Delta: -46.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 N Seaman St	0.43mi	3/1.0	1,352 (-0%)	18mo	$47,000	$35	64
1050 N Seaman St	0.50mi	4/1.5 (+1)	1,348 (-0%)	15mo	$165,000	$122	56
305 N Daugherty Ave	0.46mi	2/1.0 (-1)	1,280 (-5%)	18mo	$65,000	$51	49
1018 N Seaman St	0.44mi	3/1.5	1,190 (-12%)	13mo	$172,500	$145	46
300 E Plummer St	0.71mi	2/2.0 (-1)	1,274 (-6%)	2mo	$135,000	$106	46
201 S Walnut St	0.69mi	3/1.0	1,215 (-10%)	17mo	$185,000	$152	37

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: -32.7%
• Equity multiple: -0.07×
• Total profit: $-20,456
• Equity at exit: $10,139

10-year hold

• IRR: -35.0%
• Equity multiple: -0.53×
• Total profit: $-29,077
• Equity at exit: $5,879

Cash invested: $19,040 (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: 85
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$28
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-153

Break-even live

Break-even rent $1,221

Max offer price $40,940

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-134	+0% $-153	+5% $-172	+10% $-192
Rent	-10% $-234	-5% $-194	+0% $-153	+5% $-113	+10% $-72
Rate	-1.0pp $-119	-0.5pp $-136	base $-153	+0.5pp $-171	+1.0pp $-189

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 S Marsh St Unit D Eastland, TX	2.0	1.5	1066	$1,100	$1.03	46d	1	1.06mi
600 W Sadosa St Unit 5 Eastland, TX	2.0	1.0	896	$940	$1.05	46d	1	1.07mi

Listing history 24 events

1. 2026-06-22
   days on market $68,000 Active 767 DOM
2. 2026-06-21
   days on market $68,000 Active 766 DOM
3. 2026-06-21
   days on market $68,000 Active 765 DOM
4. 2026-06-18
   days on market $68,000 Active 763 DOM
5. 2026-06-17
   days on market $68,000 Active 762 DOM
6. 2026-06-16
   days on market $68,000 Active 761 DOM
7. 2026-06-15
   days on market $68,000 Active 760 DOM
8. 2026-06-13
   days on market $68,000 Active 758 DOM
9. 2026-06-12
   days on market $68,000 Active 757 DOM
10. 2026-06-09
    days on market $68,000 Active 754 DOM
11. 2026-06-08
    pricedays on market $68,000 Active 753 DOM
12. 2026-06-08
    days on market $78,000 Active 752 DOM
13. 2026-06-07
    days on market $78,000 Active 751 DOM
14. 2026-06-03
    days on market $78,000 Active 748 DOM
15. 2026-06-02
    days on market $78,000 Active 747 DOM
16. 2026-06-01
    days on market $78,000 Active 746 DOM
17. 2026-05-31
    days on market $78,000 Active 745 DOM
18. 2026-05-18
    price $78,000 424-char remark

    Show marketing remark (424 chars)

    Introducing this charming 2-bedroom, 2-bathroom home with excellent potential in Eastland, Texas! Boasting great bones and awaiting your personal touches, this vacant property is ready for a new owner to make it their own. Ideal for first-time homebuyers or savvy investors, seize the opportunity to transform this house into your dream home or profitable investment. Schedule a viewing today and envision the possibilities!

19. 2026-01-17
    price $83,000 424-char remark

    Show marketing remark (424 chars)

    Introducing this charming 2-bedroom, 2-bathroom home with excellent potential in Eastland, Texas! Boasting great bones and awaiting your personal touches, this vacant property is ready for a new owner to make it their own. Ideal for first-time homebuyers or savvy investors, seize the opportunity to transform this house into your dream home or profitable investment. Schedule a viewing today and envision the possibilities!

20. 2025-07-10
    price $90,000 424-char remark

    Show marketing remark (424 chars)

    Introducing this charming 2-bedroom, 2-bathroom home with excellent potential in Eastland, Texas! Boasting great bones and awaiting your personal touches, this vacant property is ready for a new owner to make it their own. Ideal for first-time homebuyers or savvy investors, seize the opportunity to transform this house into your dream home or profitable investment. Schedule a viewing today and envision the possibilities!

21. 2025-04-19
    price $100,000 424-char remark

    Show marketing remark (424 chars)

    Introducing this charming 2-bedroom, 2-bathroom home with excellent potential in Eastland, Texas! Boasting great bones and awaiting your personal touches, this vacant property is ready for a new owner to make it their own. Ideal for first-time homebuyers or savvy investors, seize the opportunity to transform this house into your dream home or profitable investment. Schedule a viewing today and envision the possibilities!

22. 2024-12-17
    price $108,000 424-char remark

    Show marketing remark (424 chars)

    Introducing this charming 2-bedroom, 2-bathroom home with excellent potential in Eastland, Texas! Boasting great bones and awaiting your personal touches, this vacant property is ready for a new owner to make it their own. Ideal for first-time homebuyers or savvy investors, seize the opportunity to transform this house into your dream home or profitable investment. Schedule a viewing today and envision the possibilities!

23. 2024-09-19
    price $130,000 424-char remark

    Show marketing remark (424 chars)

    Introducing this charming 2-bedroom, 2-bathroom home with excellent potential in Eastland, Texas! Boasting great bones and awaiting your personal touches, this vacant property is ready for a new owner to make it their own. Ideal for first-time homebuyers or savvy investors, seize the opportunity to transform this house into your dream home or profitable investment. Schedule a viewing today and envision the possibilities!

24. 2024-05-15
    listed $140,000 Active 424-char remark

    Show marketing remark (424 chars)

    Introducing this charming 2-bedroom, 2-bathroom home with excellent potential in Eastland, Texas! Boasting great bones and awaiting your personal touches, this vacant property is ready for a new owner to make it their own. Ideal for first-time homebuyers or savvy investors, seize the opportunity to transform this house into your dream home or profitable investment. Schedule a viewing today and envision the possibilities!

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $1,839 · $153/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 8/10 Severe FEMA zone AE · 99% 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 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: $12,328
• − Mortgage interest: −$3,809
• − Property taxes: −$1,839
• − Insurance: −$5,458
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,978
• Taxable loss: −$2,730
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $-1,183/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

-44.3% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $78,000 NTREIS
• 2026-01-17 Price Changed $83,000 NTREIS
• 2025-07-10 Price Changed $90,000 NTREIS
• 2025-04-19 Price Changed $100,000 NTREIS
• 2024-12-17 Price Changed $108,000 NTREIS
• 2024-09-19 Price Changed $130,000 NTREIS
• 2024-05-15 Listed $140,000 NTREIS

Property tax history

+5.2%/yr

Latest (2025): $1,839 · +5.5% YoY. Source: county tax records.