1001 E Lindsey St · Breckenridge, TX 76424

$84,900

3 bd · 2.0 ba · 1,717 sqft · SingleFamily public records · 287 Days on market

Built 1952 7,797 sqft lot $49/sqft · 35% below area Est $132k · 35% under ↓ 28% since listing

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Why this score? — see what drove the A- 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
• Appreciation +5.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

Key facts

• Updated cabinets
• Corner lot
• Gas range

Tags

• CORNER LOT
• LARGE UTILITY ROOM
• METAL KITCHEN COUNTERTOPS
• UPDATED CABINETS
• STAINLESS STEEL MICROWAVE
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.6% in Breckenridge — 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 65/100 on livability (#695 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, schools D-, amenities F.
• Breckenridge ISD (town): math 36% / reading 32% proficiency, ranked #551 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($587 loan paydown + $2k appreciation (1.8% local appreciation)).
• Stephens County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $61k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.77% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.36%
• DSCR: 1.91
• GRM: 4.7

CMA / ARV

• ARV (median comp): $131,519
• List price: $84,900
• Delta: -35.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 E Lindsey St	0.06mi	2/1.0 (-1)	1,621 (-6%)	3mo	$169,500	$105	76
1005 E Walker St	0.18mi	3/2.0	1,815 (+6%)	12mo	$34,900	$19	72
115 E 1st St	0.73mi	3/1.0	1,596 (-7%)	10mo	$128,000	$80	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.30×
• Total profit: $30,800
• Equity at exit: $32,580

10-year hold

• IRR: 26.3%
• Equity multiple: 4.40×
• Total profit: $80,727
• Equity at exit: $46,229

Cash invested: $23,772 (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 76424

• Home prices YoY: 1.6%
• Active inventory: 118
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$301 /mo · $3,613/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $403

Break-even live

Break-even rent $989

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 N Parks St Breckenridge, TX	4.0	1.5	1810	$1,500	$0.83	21d	1	1.32mi
901 N Parks St Breckenridge, TX	4.0	1.5	1810	$1,500	$0.83	13d	1	1.32mi

Listing history 36 events

1. 2026-06-18
   days on market $84,900 Active 287 DOM
2. 2026-06-17
   days on market $84,900 Active 286 DOM
3. 2026-06-16
   days on market $84,900 Active 285 DOM
4. 2026-06-15
   days on market $84,900 Active 284 DOM
5. 2026-06-13
   days on market $84,900 Active 282 DOM
6. 2026-06-12
   days on market $84,900 Active 281 DOM
7. 2026-06-09
   days on market $84,900 Active 278 DOM
8. 2026-06-08
   days on market $84,900 Active 277 DOM
9. 2026-06-08
   days on market $84,900 Active 276 DOM
10. 2026-06-05
    days on market $84,900 Active 274 DOM
11. 2026-06-03
    days on market $84,900 Active 272 DOM
12. 2026-06-02
    days on market $84,900 Active 271 DOM
13. 2026-06-01
    days on market $84,900 Active 270 DOM
14. 2026-05-31
    days on market $84,900 Active 269 DOM
15. 2026-05-12
    price $84,900 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

16. 2026-04-07
    price $89,900 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

17. 2026-03-12
    price $94,900 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

18. 2026-01-21
    status Active 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

19. 2026-01-17
    historical Active Option Contract 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

20. 2026-01-08
    price $99,000 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

21. 2026-01-08
    price $99,900 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

22. 2025-12-11
    price $114,900 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

23. 2025-11-07
    price $124,900 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

24. 2025-10-15
    price $134,900 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

25. 2025-09-04
    listed $145,900 Active 887-char remark

    Show marketing remark (887 chars)

    Cute 3 bedroom and 2 bath home on a corner lot. Living room with a 2nd large living area. There is a large utility room. Hardwood floors with tile in the utility room and bathrooms. Some recent updating to the interior including metal kitchen countertops and updated cabinets. Stainless steel microwave, gas range, and dishwasher. Backyard is large with a wood privacy fence. Small area out of the utility room that is privacy fenced could be used for entertaining, relaxing, or getting some sun. There is a large concrete front patio that connects to the concrete curved driveway. Great opportunity that won't last long. Give us a call today for your personal tour. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. Virtual personal property and furnishings in the pictures will not convey.

26. 2021-02-14
    historical
27. 2021-02-06
    status Active
28. 2021-01-28
    historical Active Option Contract
29. 2021-01-11
    listed $93,000 Active
30. 2021-01-08
    historical
31. 2020-07-16
    price $110,500
32. 2020-03-25
    price $112,500
33. 2020-01-07
    listed $117,500 Active
34. 2017-10-27
    soldstatus
35. 2014-12-19
    soldstatus
36. 2004-01-20
    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: $3,613 · $301/mo
• Projected year-2 tax: $3,613 · $301/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $18,000
• − Mortgage interest: −$4,756
• − Property taxes: −$3,613
• − Insurance: −$424
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,470
• Taxable income: $3,857
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $3,914/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: Breckenridge ISD
• NCES district ID: 4811220
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $40,744
• Composite: 28.66/100
• National rank: #6700
• State rank: #551 of 826 in TX

Livability — Breckenridge

• Score: 65/100
• State rank: #695
• US rank: #12987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge, TX
• Population (ZIP): 8,626

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 10,625 people
• By 2030: 11,029 · +3.8%
• By 2040: 11,827 · +11.3%
• By 2050: 12,609 · +18.7%
• By 2075: 13,855 · +30.4%
• By 2100: 13,067 · +23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 12% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+79.3) · D 10.2% · R 89.5%
• 2008→2024 swing: -15.7pp toward R · 2008: -63.6pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+78.6 2016: R+77.8 2012: R+70.9 2008: R+63.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.80%
• Current HPI: 110.8496
• 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

-27.7% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $84,900 NTREIS
• 2026-04-07 Price Changed $89,900 NTREIS
• 2026-03-12 Price Changed $94,900 NTREIS
• 2026-01-21 Relisted — NTREIS
• 2026-01-17 Contingent — NTREIS
• 2026-01-08 Price Changed $99,000 NTREIS
• 2026-01-08 Price Changed $99,900 NTREIS
• 2025-12-11 Price Changed $114,900 NTREIS
• 2025-11-07 Price Changed $124,900 NTREIS
• 2025-10-15 Price Changed $134,900 NTREIS
• 2025-09-04 Listed $145,900 NTREIS
• 2021-02-14 Listing Removed — NTREIS
• 2021-02-06 Relisted — NTREIS
• 2021-01-28 Contingent — NTREIS
• 2021-01-11 Listed $93,000 NTREIS
• 2021-01-08 Listing Removed — NTREIS
• 2020-07-16 Price Changed $110,500 NTREIS
• 2020-03-25 Price Changed $112,500 NTREIS
• 2020-01-07 Listed $117,500 NTREIS
• 2017-10-27 Sold (Public Records) — Public Records
• 2014-12-19 Sold (Public Records) — Public Records
• 2004-01-20 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,613 · -0.9% YoY. Source: county tax records.