402 N 6th Ave · Ballinger, TX 76821

$82,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 949 Days on market

Built 1950 0.33 ac lot $54/sqft · 28% below area Est $132k · 38% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +7.0/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

Key facts

• 0.33 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.9% in Ballinger — 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 66/100 on livability (#623 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Ballinger ISD (town): math 33% / reading 41% proficiency, ranked #496 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 2 units permitted in Runnels County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($567 loan paydown + $3k appreciation (4.1% local appreciation)).
• At projected returns (4.1% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 949 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $46k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 949 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 1950 — 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 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?
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: 1.46% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 5.7

CMA / ARV

• ARV (median comp): $131,936
• List price: $82,000
• Delta: -37.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Mccarver Dr	0.28mi	3/2.0	1,575 (+3%)	11mo	$188,500	$120	72
307 Sargent Ave	0.46mi	2/2.0 (-1)	1,593 (+4%)	6mo	$89,000	$56	62
403 Crosson St	0.24mi	3/1.0	1,390 (-9%)	13mo	$85,000	$61	59
909 N 5th St	0.40mi	3/2.0	1,426 (-7%)	14mo	$65,000	$46	58
407 Largent Ave	0.64mi	4/2.0 (+1)	1,496 (-2%)	4mo	$54,724	$37	58
802 N 11th St	0.61mi	3/2.0	1,492 (-2%)	12mo	$164,900	$111	58
902 10th St	0.56mi	3/2.0	1,546 (+1%)	18mo	$143,500	$93	57
1200 N 8th St	0.60mi	3/2.0	1,487 (-3%)	19mo	$156,500	$105	52
1105 N 5th Ave	0.56mi	2/1.0 (-1)	1,424 (-7%)	7mo	$158,000	$111	48
304 N 11th St	0.44mi	3/2.0	1,704 (+12%)	16mo	$175,000	$103	47
1203 8th St	0.63mi	3/1.0	1,408 (-8%)	13mo	$125,000	$89	43
910 N 5th St	0.42mi	3/2.0	1,722 (+13%)	20mo	$51,125	$30	43

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

Projected returns pro-forma

4.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.40×
• Total profit: $32,087
• Equity at exit: $41,987

10-year hold

• IRR: 23.3%
• Equity multiple: 4.68×
• Total profit: $84,419
• Equity at exit: $69,003

Cash invested: $22,960 (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 76821

• Home prices YoY: 2.5%
• Active inventory: 61
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$210 /mo · $2,526/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $272

Break-even live

Break-even rent $854

Max offer price $82,000

Occupancy floor 72%

Sensitivity live

Price	-10% $318	-5% $295	+0% $272	+5% $249	+10% $225
Rent	-10% $177	-5% $225	+0% $272	+5% $319	+10% $367
Rate	-1.0pp $313	-0.5pp $293	base $272	+0.5pp $251	+1.0pp $229

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $82,000 Active 949 DOM
2. 2026-06-18
   days on market $82,000 Active 947 DOM
3. 2026-06-17
   days on market $82,000 Active 946 DOM
4. 2026-06-16
   days on market $82,000 Active 945 DOM
5. 2026-06-15
   days on market $82,000 Active 944 DOM
6. 2026-06-13
   days on market $82,000 Active 942 DOM
7. 2026-06-12
   days on market $82,000 Active 941 DOM
8. 2026-06-09
   days on market $82,000 Active 938 DOM
9. 2026-06-08
   days on market $82,000 Active 937 DOM
10. 2026-06-08
    days on market $82,000 Active 936 DOM
11. 2026-06-07
    days on market $82,000 Active 935 DOM
12. 2026-06-03
    days on market $82,000 Active 932 DOM
13. 2026-06-02
    days on market $82,000 Active 931 DOM
14. 2026-06-01
    days on market $82,000 Active 930 DOM
15. 2026-05-31
    days on market $82,000 Active 929 DOM
16. 2026-05-06
    status Active 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

17. 2026-05-06
    price $82,000 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

18. 2026-05-01
    historical 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

19. 2025-12-01
    price $90,000 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

20. 2025-06-23
    price $100,000 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

21. 2025-04-17
    price $110,000 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

22. 2024-11-26
    price $115,000 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

23. 2024-11-18
    status Active 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

24. 2024-08-29
    status Active 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

25. 2024-08-12
    price $125,000 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

26. 2023-10-31
    listed $127,500 Active 325-char remark

    Show marketing remark (325 chars)

    SPECIAL HOME IN A REALLY NICE NEIGHBORHOOD ON A DOUBLE LOT WITH MATURE TREES . THIS 3 BEDROOM 2 BATH HOME HAS HARDWOOD FLOORS THROUGHOUT MOST OF THE HOUSE. EXTRA ROOMS MAKE THIS HOUSE ROOMY INCLUDING A PORCH WITH FIREPLACE. LOTS OF SQUARE FOOTAGE FOR THE PRICE WE ARE OFFERING. QUIET NEIGHBORHOOD AND CLOSE TO THE CITY PARK.

27. 2020-11-04
    soldstatus 544-char remark

    Show marketing remark (544 chars)

    This is a special memory maker home; well maintained through the years. Home has 3 bedrooms, 2 baths and 3 living areas counting the added on porch with fireplace. Wood floors throughout most of the home and kitchen in the center of the home with hobby room or office to add to storage . Home is surrounded by mature trees, extra lot, quiet neighborhood, partial rock fence and chain link on west side. Home has lots of square footage for the price we're offering. Don't miss seeing this one; it's got a lot of curb appeal. City park close by .

28. 2020-07-01
    listed $82,000 544-char remark

    Show marketing remark (544 chars)

    This is a special memory maker home; well maintained through the years. Home has 3 bedrooms, 2 baths and 3 living areas counting the added on porch with fireplace. Wood floors throughout most of the home and kitchen in the center of the home with hobby room or office to add to storage . Home is surrounded by mature trees, extra lot, quiet neighborhood, partial rock fence and chain link on west side. Home has lots of square footage for the price we're offering. Don't miss seeing this one; it's got a lot of curb appeal. City park close by .

ⓘ 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: $2,526 · $210/mo
• Projected year-2 tax: $2,526 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,377
• − Mortgage interest: −$4,593
• − Property taxes: −$2,526
• − Insurance: −$410
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,385
• Taxable income: $2,163
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,743/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: Ballinger ISD
• NCES district ID: 4809300
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $37,665
• Composite: 30.8/100
• National rank: #6144
• State rank: #496 of 826 in TX

Livability — Ballinger

• Score: 66/100
• State rank: #623
• US rank: #11849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballinger, TX
• City population: 4,572
• Population (ZIP): 4,572

Population outlook (Runnels County) Hauer SSP2

• Today (2025): 10,754 people
• By 2030: 10,843 · +0.8%
• By 2040: 10,946 · +1.8%
• By 2050: 10,981 · +2.1%
• By 2075: 11,103 · +3.2%
• By 2100: 10,051 · -6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 20% Black 5%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Runnels

• 2024 margin: Solid R (+77.1) · D 11.1% · R 88.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -62.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+73.8 2016: R+74.1 2012: R+70.6 2008: R+62.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.09%
• Current HPI: 168.3222
• 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

+0.0% since first listed

13 events — show timeline

• 2026-05-06 Relisted — SAAR TX
• 2026-05-06 Price Changed $82,000 SAAR TX
• 2026-05-01 Delisted — SAAR TX
• 2025-12-01 Price Changed $90,000 SAAR TX
• 2025-06-23 Price Changed $100,000 SAAR TX
• 2025-04-17 Price Changed $110,000 SAAR TX
• 2024-11-26 Price Changed $115,000 SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-08-29 Relisted — SAAR TX
• 2024-08-12 Price Changed $125,000 SAAR TX
• 2023-10-31 Listed $127,500 SAAR TX
• 2020-11-04 Sold (MLS) — SAAR TX
• 2020-07-01 Listed $82,000 SAAR TX

Property tax history

+4.6%/yr

Latest (2025): $2,526 · +21.2% YoY. Source: county tax records.