707 E 23rd St · Cisco, TX 76437

$78,500

1 bd · 1.0 ba · 780 sqft · SingleFamily public records · 6 Days on market

Built 1955 8,451 sqft lot

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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 +17.7/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.6/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Here's a neat, efficient, one bedroom, one bath home with very nice hardwood floors in Cisco TX with about 780 sq ft. This home has had several nice upgrades, including a new roof in 2019, new electrical, plumbing, water heater and gas line in 2025, and fresh paint inside and out. New gas stove may convey with a strong offer. This home is priced to move, and would make a nice rental or first home. The 2 bedroom house next door is also for sale by the same owner. Don't miss out on this one!

Key facts

• New plumbing
• New water heater
• New electrical

Tags

• HARDWOOD FLOORS
• NEW ROOF
• NEW ELECTRICAL
• NEW PLUMBING
• NEW WATER HEATER
• NEW GAS LINE

Property features AI

Finance

• Other: Standard listing conditions; Possession at closing/funding
• Financial info: Accepts cash and conventional financing; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Direct access parking; No covered or carport spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1955; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Asphalt access/driveway; City water; City sewer; Lot less than 0.5 acre (approximately 0.194 acres); Subdivision: Ot Cisco; GPS friendly location

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom (Primary Bedroom on level 1)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: High speed internet available; 2 total rooms; 1 living area; 1 dining area
• Laundry & utility: No cooling; Natural gas heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $63 ($756/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (4.5% below list).
• Recommended offer: $75k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Zoned schools: Cisco El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 415 students, 60% FRL).
• 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 $7k of equity ($543 loan paydown + $7k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $75,000 (4.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.3%
• Equity multiple: 2.84×
• Total profit: $40,509
• Equity at exit: $64,059

10-year hold

• IRR: 21.8%
• Equity multiple: 6.23×
• Total profit: $114,945
• Equity at exit: $131,621

Cash invested: $21,980 (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: 8.7×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $63

Break-even live

Break-even rent $670

Max offer price $78,500

Occupancy floor 87%

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: $19,625
• Closing costs: $2,355
• 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	$750	$0.82	21d	10	1.41mi

Listing history 6 events

1. 2026-06-18
   days on market $78,500 Active 6 DOM
2. 2026-06-17
   days on market $78,500 Active 5 DOM
3. 2026-06-16
   days on market $78,500 Active 4 DOM
4. 2026-06-15
   days on market $78,500 Active 3 DOM
5. 2026-06-12
   remarks 494-char remark
6. 2026-06-12
   listed $78,500 Active 1 DOM

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,437 · $120/mo
• Expected delta: +$415/yr (+$35/mo · 40.6%)

ⓘ 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 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,000
• − Mortgage interest: −$4,397
• − Property taxes: −$1,021
• − Insurance: −$392
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,284
• Taxable loss: −$535
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $884/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

-0.6% since first listed

5 events — show timeline

• 2026-06-12 Listed $78,500 NTREIS
• 2026-03-16 Listing Removed — NTREIS
• 2025-09-30 Listed $84,500 NTREIS
• 2025-08-19 Listing Removed — NTREIS
• 2025-08-04 Listed $79,000 NTREIS

Property tax history

+4.6%/yr

Latest (2025): $1,021 · -7.6% YoY. Source: county tax records.