406 N Daugherty · Eastland, TX 76448

$79,500

2 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 135 Days on market

Built 1928 $70/sqft · 23% below area Est $103k · 23% under ↓ 5% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.8/10.0
• 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

Small Home on Edge of Town. Very Clean Two Bedroom, 2 Bath. Living Room, Kitchen has Electric Cookstove and a Refrigerator, Washer Hookup in Kitchen. Dryer Hook up in Bonus Room that has a Closet. Back Bedroom with Shower Bath, Master Bath had Closet and Full Bath. Storage Building in Back Yard. Small in Size but a Cute Home!

Key facts

• Dryer hookup
• Storage building
• Electric cookstove

Tags

• ELECTRIC COOKSTOVE
• REFRIGERATOR
• WASHER HOOKUP
• DRYER HOOKUP
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/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: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.0% 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: schools D, amenities F, commute 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.
• Market conditions: 84 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 $550 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 6.5

CMA / ARV

• ARV (median comp): $103,269
• List price: $79,500
• Delta: -23.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 N Dixie St	0.22mi	2/1.0	1,095 (-4%)	14mo	$79,900	$73	72
302 S Madera St	0.62mi	2/1.0	1,134 (-0%)	5mo	$126,000	$111	66
305 N Daugherty Ave	0.12mi	2/1.0	1,280 (+12%)	18mo	$65,000	$51	59
207 S Connellee Ave	0.38mi	2/2.0	1,207 (+6%)	13mo	$97,500	$81	58
208 S Connellee Ave	0.37mi	2/1.0	986 (-13%)	6mo	$83,000	$84	56
201 S Walnut St	0.32mi	3/1.0 (+1)	1,215 (+7%)	16mo	$185,000	$152	55
300 E Plummer St	0.51mi	2/2.0	1,274 (+12%)	2mo	$135,000	$106	50
602 S Mulberry St	0.62mi	2/1.0	980 (-14%)	14mo	$99,995	$102	36
303 E Olive St	0.50mi	2/1.5	979 (-14%)	19mo	$95,000	$97	36
808 W Valley St	0.58mi	3/1.0 (+1)	1,280 (+12%)	15mo	$140,000	$109	35
501 S Connellee St	0.53mi	2/2.0	994 (-13%)	23mo	$115,000	$116	31

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,117
• Equity at exit: $11,854

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $19,102
• Equity at exit: $6,874

Cash invested: $22,260 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $219

Break-even live

Break-even rent $741

Max offer price $79,500

Occupancy floor 73%

Sensitivity live

Price	-10% $264	-5% $242	+0% $219	+5% $197	+10% $174
Rent	-10% $139	-5% $179	+0% $219	+5% $259	+10% $300
Rate	-1.0pp $259	-0.5pp $239	base $219	+0.5pp $199	+1.0pp $178

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 W Sadosa St Unit 5 Eastland, TX	2.0	1.0	896	$940	$1.05	44d	1	0.68mi
701 S Marsh St Unit D Eastland, TX	2.0	1.5	1066	$1,100	$1.03	44d	1	0.85mi

Listing history 17 events

1. 2026-06-21
   days on market $79,500 Active 135 DOM
2. 2026-06-18
   days on market $79,500 Active 133 DOM
3. 2026-06-17
   days on market $79,500 Active 132 DOM
4. 2026-06-16
   days on market $79,500 Active 131 DOM
5. 2026-06-15
   days on market $79,500 Active 130 DOM
6. 2026-06-13
   days on market $79,500 Active 128 DOM
7. 2026-06-12
   days on market $79,500 Active 127 DOM
8. 2026-06-09
   days on market $79,500 Active 124 DOM
9. 2026-06-08
   days on market $79,500 Active 123 DOM
10. 2026-06-08
    days on market $79,500 Active 122 DOM
11. 2026-06-07
    days on market $79,500 Active 121 DOM
12. 2026-06-03
    days on market $79,500 Active 118 DOM
13. 2026-06-02
    days on market $79,500 Active 117 DOM
14. 2026-06-01
    days on market $79,500 Active 116 DOM
15. 2026-05-31
    days on market $79,500 Active 115 DOM
16. 2026-04-10
    price $79,500 327-char remark

    Show marketing remark (327 chars)

    Small Home on Edge of Town. Very Clean Two Bedroom, 2 Bath. Living Room, Kitchen has Electric Cookstove and a Refrigerator, Washer Hookup in Kitchen. Dryer Hook up in Bonus Room that has a Closet. Back Bedroom with Shower Bath, Master Bath had Closet and Full Bath. Storage Building in Back Yard. Small in Size but a Cute Home!

17. 2026-02-05
    listed $83,500 Active 327-char remark

    Show marketing remark (327 chars)

    Small Home on Edge of Town. Very Clean Two Bedroom, 2 Bath. Living Room, Kitchen has Electric Cookstove and a Refrigerator, Washer Hookup in Kitchen. Dryer Hook up in Bonus Room that has a Closet. Back Bedroom with Shower Bath, Master Bath had Closet and Full Bath. Storage Building in Back Yard. Small in Size but a Cute Home!

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $12,218
• − Mortgage interest: −$4,453
• − Property taxes: −$1,621
• − Insurance: −$398
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,313
• Taxable income: $1,478
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,276/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

-4.8% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $79,500 NTREIS
• 2026-02-05 Listed $83,500 NTREIS

Property tax history

+6.9%/yr

Latest (2025): $1,621 · -2.0% YoY. Source: county tax records.