108 7th St · Sterling City, TX 76951

$66,500

3 bd · 1.0 ba · 2,236 sqft · SingleFamily public records · 48 Days on market

Built 1985 0.32 ac lot $30/sqft · 69% below area

---

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
• Appreciation +6.4/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This house is in Sterling City, Texas, a small rural community where you can see the stars at night, watch the sunset and take a break from the fast pace of city life. The home is affordable and spacious, with three bedrooms, two bathrooms, two large living areas, two wood-burning fireplaces, and central heating and air. Here, you can get across town in just five minutes, and the local school system has an "A" rating. With a low student-to-teacher ratio, students get more one-on-one attention and learning opportunities. Needs some TLC but has BIG potential.

Key facts

• Local school system
• A rating
• Rural community

Tags

• RURAL COMMUNITY
• LOCAL SCHOOL SYSTEM
• A RATING
• LOW STUDENT-TO-TEACHER RATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#727 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Sterling City ISD (rural): math 45% / reading 45% proficiency, ranked #530 of 1,141 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($460 loan paydown + $2k appreciation (2.9% local appreciation)).
• Sterling County population projected at +81% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,505 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.00% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.11%
• DSCR: 2.61
• GRM: 4.2

CMA / ARV

• ARV (median comp): $211,977
• List price: $66,500
• Delta: -68.63%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 3.32×
• Total profit: $43,217
• Equity at exit: $29,353

10-year hold

• IRR: 41.6%
• Equity multiple: 6.62×
• Total profit: $104,552
• Equity at exit: $44,815

Cash invested: $18,620 (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 76951

• Home prices YoY: 3.5%
• Active inventory: 9
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$349
• Tax from tax record: −$115 /mo · $1,386/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $560

Break-even live

Break-even rent $623

Max offer price $66,500

Occupancy floor 53%

Sensitivity live

Price	-10% $598	-5% $579	+0% $560	+5% $541	+10% $523
Rent	-10% $455	-5% $508	+0% $560	+5% $613	+10% $665
Rate	-1.0pp $594	-0.5pp $577	base $560	+0.5pp $543	+1.0pp $525

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: $16,625
• Closing costs: $1,995
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $66,500 Pending 48 DOM
2. 2026-06-03
   days on market $66,500 Active 47 DOM
3. 2026-06-02
   days on market $66,500 Active 46 DOM
4. 2026-06-01
   days on market $66,500 Active 45 DOM
5. 2026-05-31
   days on market $66,500 Active 44 DOM
6. 2026-05-13
   status Active 573-char remark

   Show marketing remark (573 chars)

   This house is in Sterling City, Texas, a small rural community where you can see the stars at night, watch the sunset and take a break from the fast pace of city life. The home is affordable and spacious, with three bedrooms, two bathrooms, two large living areas, two wood-burning fireplaces, and central heating and air. Here, you can get across town in just five minutes, and the local school system has an "A" rating. With a low student-to-teacher ratio, students get more one-on-one attention and learning opportunities. Needs some TLC but has BIG potential.

7. 2026-05-10
   status Pending 573-char remark

   Show marketing remark (573 chars)

   This house is in Sterling City, Texas, a small rural community where you can see the stars at night, watch the sunset and take a break from the fast pace of city life. The home is affordable and spacious, with three bedrooms, two bathrooms, two large living areas, two wood-burning fireplaces, and central heating and air. Here, you can get across town in just five minutes, and the local school system has an "A" rating. With a low student-to-teacher ratio, students get more one-on-one attention and learning opportunities. Needs some TLC but has BIG potential.

8. 2026-04-13
   listed $71,250 Active 573-char remark

   Show marketing remark (573 chars)

   This house is in Sterling City, Texas, a small rural community where you can see the stars at night, watch the sunset and take a break from the fast pace of city life. The home is affordable and spacious, with three bedrooms, two bathrooms, two large living areas, two wood-burning fireplaces, and central heating and air. Here, you can get across town in just five minutes, and the local school system has an "A" rating. With a low student-to-teacher ratio, students get more one-on-one attention and learning opportunities. Needs some TLC but has BIG potential.

9. 2025-09-29
   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: $1,386 · $115/mo
• Projected year-2 tax: $1,386 · $115/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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,982
• − Mortgage interest: −$3,725
• − Property taxes: −$1,386
• − Insurance: −$332
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$1,935
• Taxable income: $6,047
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $5,271/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: Sterling City ISD
• NCES district ID: 4841550
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $47,961
• Composite: 40.67/100
• National rank: #7617
• State rank: #530 of 1141 in TX

Livability — Sterling City

• Score: 65/100
• State rank: #727
• US rank: #13505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterling City, TX
• Population (ZIP): 1,389

Population outlook (Sterling County) Hauer SSP2

• Today (2025): 1,844 people
• By 2030: 2,107 · +14.3%
• By 2040: 2,684 · +45.6%
• By 2050: 3,338 · +81.0%
• By 2075: 5,175 · +180.6%
• By 2100: 6,739 · +265.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 32% Two or more races 9%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 26%

Political lean MEDSL · Sterling

• 2024 margin: Solid R (+85.8) · D 6.8% · R 92.7%
• 2008→2024 swing: -17.5pp toward R · 2008: -68.3pp · 2024: -85.8pp
• All cycles: 2024: R+85.8 2020: R+83.4 2016: R+75.7 2012: R+86.6 2008: R+68.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.85%
• Current HPI: 84.6281
• 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 events — show timeline

• 2026-05-13 Relisted — PBBOR
• 2026-05-10 Pending — PBBOR
• 2026-04-13 Listed $71,250 PBBOR
• 2025-09-29 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,386 · +20.5% YoY. Source: county tax records.