609 W Main St · Ranger, TX 76470

$124,900

3 bd · 1.0 ba · 2,046 sqft · SingleFamily public records · 81 Days on market

Built 1937 0.27 ac lot ↓ 4% 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).

• Cash flow +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large tree shaded lot with a 2,046 square foot home that has 2 very large bedrooms, separate guest bedroom, 4 full bathrooms, large living and dining room, and a kitchen with a dining second dining area. Each bedroom has an ensuite bathroom and a 3rd bathroom in the hallway. The living room has wood flooring, and a gas log fireplace. The kitchen has built-in electric stove and microwave, dishwasher, Corian countertops, and an island with a built-in gas cooktop. There are many windows in the kitchen looking out into the backyard and covered deck. It has a pantry and a utility closet. There is an enclosed patio area out the backdoor that is connected to the guest bedroom or workshop that has electricity and a full bathroom that could be an additional living area. The backyard has a storage shed, storm cellar, and is fenced in. The carport is attached to the house and the one car garage. With the large rooms and extra space this would make someone a great residence or final retirement home. Call us today for your private tour.

Key facts

• Connected workshop
• Corian countertops
• Enclosed patio area

Tags

• ENSUITE BATHROOM
• GAS LOG FIREPLACE
• BUILT-IN ELECTRIC STOVE
• CORIAN COUNTERTOPS
• ENCLOSED PATIO AREA
• CONNECTED WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#378 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Ranger ISD (rural): math 23% / reading 33% proficiency, ranked #1,056 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $817 of equity ($864 loan paydown + $-47 appreciation (-0.0% 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 (-0.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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 F-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: 1.03% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.08×
• Total profit: $2,660
• Equity at exit: $36,031

10-year hold

• IRR: 7.1%
• Equity multiple: 1.77×
• Total profit: $27,012
• Equity at exit: $43,122

Cash invested: $34,972 (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 76470

• Home prices YoY: -0.0%
• Active inventory: 46
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$209 /mo · $2,509/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $102

Break-even live

Break-even rent $1,160

Max offer price $124,900

Occupancy floor 87%

Sensitivity live

Price	-10% $173	-5% $137	+0% $102	+5% $66	+10% $31
Rent	-10% $0	-5% $51	+0% $102	+5% $153	+10% $204
Rate	-1.0pp $165	-0.5pp $134	base $102	+0.5pp $69	+1.0pp $37

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $124,900 Pending 81 DOM
2. 2026-06-03
   days on market $124,900 Active 78 DOM
3. 2026-06-02
   days on market $124,900 Active 77 DOM
4. 2026-06-01
   days on market $124,900 Active 76 DOM
5. 2026-05-31
   days on market $124,900 Active 75 DOM
6. 2026-05-08
   price $124,900 1039-char remark

   Show marketing remark (1039 chars)

   Large tree shaded lot with a 2,046 square foot home that has 2 very large bedrooms, separate guest bedroom, 4 full bathrooms, large living and dining room, and a kitchen with a dining second dining area. Each bedroom has an ensuite bathroom and a 3rd bathroom in the hallway. The living room has wood flooring, and a gas log fireplace. The kitchen has built-in electric stove and microwave, dishwasher, Corian countertops, and an island with a built-in gas cooktop. There are many windows in the kitchen looking out into the backyard and covered deck. It has a pantry and a utility closet. There is an enclosed patio area out the backdoor that is connected to the guest bedroom or workshop that has electricity and a full bathroom that could be an additional living area. The backyard has a storage shed, storm cellar, and is fenced in. The carport is attached to the house and the one car garage. With the large rooms and extra space this would make someone a great residence or final retirement home. Call us today for your private tour.

7. 2026-03-16
   listed $129,900 Active 1039-char remark

   Show marketing remark (1039 chars)

   Large tree shaded lot with a 2,046 square foot home that has 2 very large bedrooms, separate guest bedroom, 4 full bathrooms, large living and dining room, and a kitchen with a dining second dining area. Each bedroom has an ensuite bathroom and a 3rd bathroom in the hallway. The living room has wood flooring, and a gas log fireplace. The kitchen has built-in electric stove and microwave, dishwasher, Corian countertops, and an island with a built-in gas cooktop. There are many windows in the kitchen looking out into the backyard and covered deck. It has a pantry and a utility closet. There is an enclosed patio area out the backdoor that is connected to the guest bedroom or workshop that has electricity and a full bathroom that could be an additional living area. The backyard has a storage shed, storm cellar, and is fenced in. The carport is attached to the house and the one car garage. With the large rooms and extra space this would make someone a great residence or final retirement home. Call us today for your private tour.

ⓘ 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: $2,509 · $209/mo
• Projected year-2 tax: $2,509 · $209/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 5/10 Major 67% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 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: $15,462
• − Mortgage interest: −$6,996
• − Property taxes: −$2,509
• − Insurance: −$624
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,633
• Taxable loss: −$775
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,408/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: Ranger ISD
• NCES district ID: 4836480
• Math proficiency: 23% ▲ 3.00%
• Reading proficiency: 33% ▲ 8.00%
• Median HH income: $32,023
• Composite: 25.73/100
• National rank: #12804
• State rank: #1056 of 1141 in TX

Livability — Ranger

• Score: 70/100
• State rank: #378
• US rank: #7977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ranger, TX
• Population (ZIP): 3,161

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 10% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 15% Iranian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% German/W. Germanic 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: ▬ -0.04%
• Current HPI: 124.079
• 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

-3.8% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $124,900 NTREIS
• 2026-03-16 Listed $129,900 NTREIS

Property tax history

+2.4%/yr

Latest (2025): $2,509 · +1.4% YoY. Source: county tax records.