705 Avenue A · Cisco, TX 76437

$90,000

2 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 179 Days on market

Built 1930 10,324 sqft lot $72/sqft · 9% below area Est $99k · 9% under ↓ 10% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +11.6/15.0
• Cash flow +11.3/30.0
• Appreciation +9.4/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This nice home is a great starter or investment property, featuring 2 bedrooms, 1 bathroom, and a flexible bonus room that could serve as an office, hobby room, or even a 3rd bedroom. The lovely kitchen offers a stainless steel dishwasher and roomy pantry. Relax in the comfortable living room which includes a mini-split for heating and cooling. Updated with new electrical, plumbing, windows, siding, cabinets, sheetrock, texture, & paint - what a deal!! The two storage buildings in the backyard convey with the property, providing plenty of extra space.

Key facts

• Flexible bonus room
• Roomy pantry
• 0.24 acre lot

Tags

• FLEXIBLE BONUS ROOM
• STAINLESS STEEL DISHWASHER
• ROOMY PANTRY
• TWO STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (5.6% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.5% in Cisco — 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 75/100 on livability (#121 in TX, #3,812 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cisco ISD (town): math 53% / reading 58% proficiency, ranked #118 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($622 loan paydown + $8k appreciation (8.8% local appreciation)).
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — 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 $79,200 (12.0% 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 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 8.8

CMA / ARV

• ARV (median comp): $98,925
• List price: $90,000
• Delta: -9.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 E 7th St	0.17mi	3/2.0 (+1)	1,292 (+3%)	4mo	$86,000	$67	74
305 W 3rd St	0.54mi	2/1.0	1,255 (+0%)	6mo	$23,500	$19	70
500 Avenue H	0.60mi	3/1.0 (+1)	1,284 (+3%)	10mo	$139,000	$108	55
612 W 11th St	0.73mi	2/1.0	1,100 (-12%)	15mo	$110,000	$100	34

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

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.58×
• Total profit: $39,837
• Equity at exit: $73,443

10-year hold

• IRR: 19.0%
• Equity multiple: 5.67×
• Total profit: $117,689
• Equity at exit: $150,903

Cash invested: $25,200 (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 76437

• Home prices YoY: 5.6%
• Active inventory: 82
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-32

Break-even live

Break-even rent $891

Max offer price $84,272

Occupancy floor 99%

Sensitivity live

Price	-10% $19	-5% $-7	+0% $-32	+5% $-58	+10% $-83
Rent	-10% $-100	-5% $-66	+0% $-32	+5% $1	+10% $35
Rate	-1.0pp $13	-0.5pp $-10	base $-32	+0.5pp $-56	+1.0pp $-79

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Conrad Hilton Blvd Cisco, TX	1.0–2.0	1.0	910	$850	$0.93	22d	10	0.39mi

Listing history 15 events

1. 2026-06-09
   days on market $90,000 Active 179 DOM
2. 2026-06-08
   days on market $90,000 Active 178 DOM
3. 2026-06-08
   days on market $90,000 Active 177 DOM
4. 2026-06-07
   days on market $90,000 Active 176 DOM
5. 2026-06-03
   days on market $90,000 Active 173 DOM
6. 2026-06-02
   days on market $90,000 Active 172 DOM
7. 2026-06-01
   days on market $90,000 Active 171 DOM
8. 2026-05-31
   days on market $90,000 Active 170 DOM
9. 2026-04-30
   price $90,000 562-char remark

   Show marketing remark (562 chars)

   This nice home is a great starter or investment property, featuring 2 bedrooms, 1 bathroom, and a flexible bonus room that could serve as an office, hobby room, or even a 3rd bedroom. The lovely kitchen offers a stainless steel dishwasher and roomy pantry. Relax in the comfortable living room which includes a mini-split for heating and cooling. Updated with new electrical, plumbing, windows, siding, cabinets, sheetrock, texture, & paint - what a deal!! The two storage buildings in the backyard convey with the property, providing plenty of extra space.

10. 2026-02-24
    price $95,000 562-char remark

    Show marketing remark (562 chars)

    This nice home is a great starter or investment property, featuring 2 bedrooms, 1 bathroom, and a flexible bonus room that could serve as an office, hobby room, or even a 3rd bedroom. The lovely kitchen offers a stainless steel dishwasher and roomy pantry. Relax in the comfortable living room which includes a mini-split for heating and cooling. Updated with new electrical, plumbing, windows, siding, cabinets, sheetrock, texture, & paint - what a deal!! The two storage buildings in the backyard convey with the property, providing plenty of extra space.

11. 2025-12-12
    listed $100,000 Active 562-char remark

    Show marketing remark (562 chars)

    This nice home is a great starter or investment property, featuring 2 bedrooms, 1 bathroom, and a flexible bonus room that could serve as an office, hobby room, or even a 3rd bedroom. The lovely kitchen offers a stainless steel dishwasher and roomy pantry. Relax in the comfortable living room which includes a mini-split for heating and cooling. Updated with new electrical, plumbing, windows, siding, cabinets, sheetrock, texture, & paint - what a deal!! The two storage buildings in the backyard convey with the property, providing plenty of extra space.

12. 2024-08-20
    soldstatus
13. 2024-08-20
    soldstatus
14. 2019-06-28
    soldstatus
15. 2009-09-15
    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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/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: $10,200
• − Mortgage interest: −$5,041
• − Property taxes: −$2,333
• − Insurance: −$450
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,618
• Taxable loss: −$1,875
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $61/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: Cisco ISD
• NCES district ID: 4814070
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 58% ▲ 6.00%
• Median HH income: $39,085
• Composite: 46.29/100
• National rank: #2478
• State rank: #118 of 826 in TX

Livability — Cisco

• Score: 75/100
• State rank: #121
• US rank: #3812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cisco, TX
• Population (ZIP): 5,895

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 18% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 14% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 12% Vietnamese 1%

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: ▲ 8.82%
• Current HPI: 167.4457
• 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

-10.0% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $90,000 NTREIS
• 2026-02-24 Price Changed $95,000 NTREIS
• 2025-12-12 Listed $100,000 NTREIS
• 2024-08-20 Sold (Public Records) — Public Records
• 2024-08-20 Sold (Public Records) — Public Records
• 2019-06-28 Sold (Public Records) — Public Records
• 2009-09-15 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $2,333 · -6.4% YoY. Source: county tax records.