309 Ripley Ave · Kress, TX 79052

$75,000

2 bd · 2.0 ba · 1,847 sqft · SingleFamily public records · 32 Days on market

Built 1958 6,970 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Property is being Sold AS IS!! If you are looking for small town living with a great school district and great community this property is for you. This 2 bedroom 2 bathroom home is within walking distance to Kress Elementary. The water heater was replaced in 2024. The Hvac system was replaced in 2025. There is a large workshop in the back that is spray foam insulated and a shed for storage. This home would be great for first time home buyers or a growing family. Don't miss out on this home.

Key facts

• Shed for storage
• Spray foam insulated
• Large workshop

Tags

• LARGE WORKSHOP
• SPRAY FOAM INSULATED
• SHED FOR STORAGE

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Single-family residence; Residential property; Vinyl siding
• Construction: Vinyl siding exterior; Metal roof; Pillar/post/pier foundation; Built with concrete basement
• Exterior features: Front porch; Storm doors; Fenced backyard; Workshop; Exterior storage

Interior

• Kitchen: Dishwasher; Free-standing gas range; Refrigerator; Tile counters
• Bedrooms: 2 total rooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fans
• Interior features: Breakfast bar; Built-in bookcases; Ceiling fans; Tile countertops; Storage
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater; Gas water heater; Tankless water heater; Basement (concrete)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,067 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Kress ISD (rural): math 40% / reading 30% proficiency, ranked #902 of 1,141 in TX (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kress El (math 37% / reading 27%, grade F, #2,268 of 4,322 statewide, top 55%, 134 students, 68% FRL); Kress H S (math 27% / reading 42%, grade F, #963 of 1,632 statewide, top 61%, 145 students, 61% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $4k appreciation (4.8% local appreciation)).
• Swisher County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 10 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: property tax is 2.6% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.36% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.45×
• Total profit: $30,430
• Equity at exit: $41,743

10-year hold

• IRR: 22.7%
• Equity multiple: 4.83×
• Total profit: $80,530
• Equity at exit: $71,424

Cash invested: $21,000 (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 79052

• Home prices YoY: 4.0%
• Active inventory: 5
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $217

Break-even live

Break-even rent $744

Max offer price $75,000

Occupancy floor 74%

Sensitivity live

Price	-10% $259	-5% $238	+0% $217	+5% $195	+10% $174
Rent	-10% $136	-5% $176	+0% $217	+5% $257	+10% $297
Rate	-1.0pp $254	-0.5pp $236	base $217	+0.5pp $197	+1.0pp $177

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $75,000 Active 32 DOM
2. 2026-06-18
   days on market $75,000 Active 31 DOM
3. 2026-06-17
   days on market $75,000 Active 30 DOM
4. 2026-06-17
   status $75,000 Active 29 DOM
5. 2026-04-28
   listed $75,000 Active 495-char remark
6. 2026-04-07
   price $75,000
7. 2026-02-17
   price $78,500
8. 2026-01-08
   price $88,500
9. 2025-10-29
   price $92,500
10. 2025-10-21
    price $99,000
11. 2025-08-25
    price $100,000
12. 2025-07-09
    price $107,000
13. 2024-03-20
    listed Active Under Contract
14. 2024-03-20
    listed Active Under Contract
15. 2022-10-21
    soldstatus
16. 2017-06-04
    listed $63,000
17. 2016-06-20
    listed $66,500
18. 2014-07-11
    soldstatus
19. 2014-04-07
    listed $55,500
20. 2013-01-25
    listed $55,500
21. 2012-04-20
    listed $65,500
22. 2011-10-06
    listed $69,900
23. 1997-01-10
    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: $1,960 · $163/mo
• Projected year-2 tax: $1,960 · $163/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 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,221
• − Mortgage interest: −$4,201
• − Property taxes: −$1,960
• − Insurance: −$375
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,182
• Taxable income: $1,548
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,228/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: Kress ISD
• NCES district ID: 4825950
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $42,732
• Composite: 32.3/100
• National rank: #10921
• State rank: #902 of 1141 in TX

Livability — Kress

• Score: 60/100
• State rank: #1067
• US rank: #18941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kress, TX
• Population (ZIP): 1,064

Population outlook (Swisher County) Hauer SSP2

• Today (2025): 7,108 people
• By 2030: 6,928 · -2.5%
• By 2040: 6,468 · -9.0%
• By 2050: 6,017 · -15.3%
• By 2075: 4,875 · -31.4%
• By 2100: 3,447 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 42% Two or more races 13% Black 2%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Iranian 2% Italian 1% Portuguese 1%
• Foreign-born: 13% · Canada
• Languages at home: 64% English-only · Spanish 36%

Political lean MEDSL · Swisher

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.2%
• 2008→2024 swing: -29.1pp toward R · 2008: -34.3pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+58.0 2016: R+55.2 2012: R+47.5 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.83%
• Current HPI: 125.1426
• 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

21 events — show timeline

• 2026-06-16 Relisted — LARMLS
• 2026-05-27 Pending — LARMLS
• 2026-04-28 Listed $75,000 LARMLS
• 2026-04-07 Price Changed $75,000 LARMLS
• 2026-02-17 Price Changed $78,500 LARMLS
• 2026-01-08 Price Changed $88,500 LARMLS
• 2025-10-29 Price Changed $92,500 LARMLS
• 2025-10-21 Price Changed $99,000 LARMLS
• 2025-08-25 Price Changed $100,000 LARMLS
• 2025-07-09 Price Changed $107,000 LARMLS
• 2024-03-20 Listed — PARMLS
• 2024-03-20 Listed — PARMLS
• 2022-10-21 Sold (Public Records) — Public Records
• 2017-06-04 Listed $63,000 PARMLS
• 2016-06-20 Listed $66,500 PARMLS
• 2014-07-11 Sold (MLS) — PARMLS
• 2014-04-07 Listed $55,500 PARMLS
• 2013-01-25 Listed $55,500 PARMLS
• 2012-04-20 Listed $65,500 PARMLS
• 2011-10-06 Listed $69,900 PARMLS
• 1997-01-10 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,960 · +11.9% YoY. Source: county tax records.