211 Cherry St · Weatherford, TX 76066

$99,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 248 Days on market

0.52 ac lot $92/sqft · 62% below area ↓ 21% since listing

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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
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So many possibilities for this property! Over a half acre next to the Millsap Middle School & administrative offices. Perfect place to build multi-family housing to supply housing for the teachers that are currently unable to afford to buy in town and that don't want to make the commute from outlying communities. Millsap has VERY few rental properties overall and this is a niche ready to be filled and taken advantage of. Value is in the land. Home could be salvaged but is in a state of disrepair. Must see property for all investors interested in the Millsap area. The Millsap School district is highly touted for their outstanding teachers and facilities. Minutes from Mineral Wells and 20 minutes from Weatherford make it a hot location. All OFFERS need submitted through FinalOffer.com

Key facts

• Half acre
• 0.52 acre lot
• Parking

Tags

• HALF ACRE
• NEXT TO MILLSAP MIDDLE SCHOOL
• MILLSAP SCHOOL DISTRICT
• MINUTES FROM MINERAL WELLS
• 20 MINUTES FROM WEATHERFORD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.7% in Weatherford — 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 71/100 on livability (#289 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, health & safety D+, amenities F.
• Weatherford ISD (town): math 39% / reading 44% proficiency, ranked #321 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.52% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.97%
• DSCR: 1.89
• GRM: 5.5

CMA / ARV

• ARV (median comp): $263,436
• List price: $99,000
• Delta: -62.42%
• 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
210 Cherry St	0.03mi	2/1.0	1,044 (-3%)	15mo	$229,995	$220	82
206 Cherry St	0.04mi	3/2.0 (+1)	1,039 (-3%)	3mo	$254,900	$245	81
1003 E Columbia St	0.28mi	2/2.0	1,124 (+5%)	7mo	$205,000	$182	69
214 Cedar St	0.31mi	3/2.0 (+1)	1,167 (+9%)	4mo	$275,000	$236	59
322 Cherry St	0.25mi	3/2.0 (+1)	1,181 (+10%)	9mo	$235,000	$199	55
1419 Cypress St	0.43mi	2/1.0	1,026 (-4%)	23mo	$245,000	$239	54
210 Mesquite St	0.28mi	3/2.0 (+1)	1,140 (+6%)	23mo	$249,000	$218	48
802 Johnson St	0.54mi	2/2.0	1,232 (+15%)	1mo	$210,000	$170	45
244 Allen St	0.32mi	3/2.0 (+1)	1,210 (+13%)	17mo	$270,000	$223	40
407 Hogle St	0.74mi	2/1.5	1,218 (+14%)	2mo	$239,500	$197	40
205 Hickory Ln	0.53mi	3/2.0 (+1)	1,170 (+9%)	15mo	$260,000	$222	39

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $9,195
• Equity at exit: $14,761

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $40,758
• Equity at exit: $8,560

Cash invested: $27,720 (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 76066

• Active inventory: 70
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$519
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $395

Break-even live

Break-even rent $1,008

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Mimosa St Weatherford, TX	2.0	1.0	840	$975	$1.16	24d	1	0.21mi
1140 Jameson St Unit B Weatherford, TX	2.0	2.0	1085	$1,475	$1.36	20d	1	0.24mi
610 E Water St Weatherford, TX	3.0	2.0	1474	$1,700	$1.15	43d	1	0.74mi
510 E Akard St Unit 400 Weatherford, TX	2.0	2.0	1200	$1,499	$1.25	5d	1	0.81mi
509 Eureka St Unit 100 Weatherford, TX	2.0	2.0	1200	$1,499	$1.25	24d	1	0.85mi
314 Beaumont Dr Weatherford, TX	3.0	2.0	1418	$2,150	$1.52	12d	1	0.85mi
806 Tremont St Weatherford, TX	3.0	1.0	840	$1,450	$1.73	22d	1	0.87mi
936 Sylvia St Weatherford, TX	3.0	2.0	1200	$1,595	$1.33	43d	1	0.88mi
936 Sylvia St Unit 936 Weatherford, TX	3.0	2.0	1250	$1,625	$1.30	43d	1	0.88mi
206 E Columbia St Weatherford, TX	2.0	2.0	1340	$2,200	$1.64	43d	1	1.05mi
202 E Oak St Weatherford, TX	2.0	1.0	895	$1,295	$1.45	7d	1	1.05mi
202 E Oak St Apt 4 Weatherford, TX	1.0	1.0	750	$995	$1.33	12d	1	1.05mi
710 N Rusk St Weatherford, TX	3.0	2.0	1280	$2,095	$1.64	43d	1	1.13mi
1110 Curtis Dr Weatherford, TX	2.0	1.5	1004	$1,295	$1.29	7d	1	1.18mi
1117 S Rusk St #1117 Weatherford, TX	2.0	2.0	1285	$1,700	$1.32	24d	1	1.19mi
1117 S Rusk St Weatherford, TX	2.0	2.0	1285	$1,750	$1.36	43d	1	1.20mi
1801 Fort Worth Hwy Weatherford, TX	1.0–3.0	1.0–2.0	921	$1,582	$1.72	3d	34	1.22mi
1650 Holland Lake Dr Weatherford, TX	1.0–2.0	1.0	748	$1,449	$1.94	1d	8	1.29mi
202 W Oak St Unit 4 Weatherford, TX	1.0	1.0	750	$995	$1.33	43d	1	1.31mi
950 Austin Ct Unit 950 Weatherford, TX	2.0	2.0	1147	$2,300	$2.01	15d	1	1.31mi
928 Austin Ct Unit 930 Weatherford, TX	2.0	2.0	1000	$1,850	$1.85	2d	1	1.32mi
303 E 2nd St Weatherford, TX	3.0	2.0	1291	$1,595	$1.24	43d	1	1.37mi
309 Tyler Ct Weatherford, TX	3.0	2.0	1110	$1,522	$1.37	22d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 248 DOM
2. 2026-06-17
   days on market $99,000 Active 247 DOM
3. 2026-06-16
   days on market $99,000 Active 246 DOM
4. 2026-06-15
   days on market $99,000 Active 245 DOM
5. 2026-06-13
   days on market $99,000 Active 243 DOM
6. 2026-06-09
   days on market $99,000 Active 239 DOM
7. 2026-06-08
   days on market $99,000 Active 238 DOM
8. 2026-06-07
   days on market $99,000 Active 237 DOM
9. 2026-06-04
   days on market $99,000 Active 234 DOM
10. 2026-06-03
    days on market $99,000 Active 233 DOM
11. 2026-06-02
    days on market $99,000 Active 232 DOM
12. 2026-06-01
    days on market $99,000 Active 231 DOM
13. 2026-05-31
    days on market $99,000 Active 230 DOM
14. 2026-02-11
    price $99,000 797-char remark

    Show marketing remark (797 chars)

    So many possibilities for this property! Over a half acre next to the Millsap Middle School & administrative offices. Perfect place to build multi-family housing to supply housing for the teachers that are currently unable to afford to buy in town and that don't want to make the commute from outlying communities. Millsap has VERY few rental properties overall and this is a niche ready to be filled and taken advantage of. Value is in the land. Home could be salvaged but is in a state of disrepair. Must see property for all investors interested in the Millsap area. The Millsap School district is highly touted for their outstanding teachers and facilities. Minutes from Mineral Wells and 20 minutes from Weatherford make it a hot location. All OFFERS need submitted through FinalOffer.com

15. 2025-11-13
    price $119,000 797-char remark

    Show marketing remark (797 chars)

    So many possibilities for this property! Over a half acre next to the Millsap Middle School & administrative offices. Perfect place to build multi-family housing to supply housing for the teachers that are currently unable to afford to buy in town and that don't want to make the commute from outlying communities. Millsap has VERY few rental properties overall and this is a niche ready to be filled and taken advantage of. Value is in the land. Home could be salvaged but is in a state of disrepair. Must see property for all investors interested in the Millsap area. The Millsap School district is highly touted for their outstanding teachers and facilities. Minutes from Mineral Wells and 20 minutes from Weatherford make it a hot location. All OFFERS need submitted through FinalOffer.com

16. 2025-10-13
    listed $125,000 Active 797-char remark

    Show marketing remark (797 chars)

    So many possibilities for this property! Over a half acre next to the Millsap Middle School & administrative offices. Perfect place to build multi-family housing to supply housing for the teachers that are currently unable to afford to buy in town and that don't want to make the commute from outlying communities. Millsap has VERY few rental properties overall and this is a niche ready to be filled and taken advantage of. Value is in the land. Home could be salvaged but is in a state of disrepair. Must see property for all investors interested in the Millsap area. The Millsap School district is highly touted for their outstanding teachers and facilities. Minutes from Mineral Wells and 20 minutes from Weatherford make it a hot location. All OFFERS need submitted through FinalOffer.com

17. 2015-10-01
    soldstatus
18. 2001-11-20
    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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,092
• − Mortgage interest: −$5,546
• − Property taxes: −$2,033
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$2,880
• Taxable income: $3,447
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $3,910/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: Weatherford ISD
• NCES district ID: 4844800
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,087
• Composite: 36.4/100
• National rank: #4679
• State rank: #321 of 826 in TX

Livability — Weatherford

• Score: 71/100
• State rank: #289
• US rank: #6648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherford, TX
• City population: 60,150
• Population (ZIP): 5,615

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 19% Hispanic / Latino 15%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% European 2% Scotch-Irish 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.09%
• Current HPI: 140.3208
• 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

-20.8% since first listed

5 events — show timeline

• 2026-02-11 Price Changed $99,000 NTREIS
• 2025-11-13 Price Changed $119,000 NTREIS
• 2025-10-13 Listed $125,000 NTREIS
• 2015-10-01 Sold (Public Records) — Public Records
• 2001-11-20 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,033 · -18.8% YoY. Source: county tax records.