201 Proctor Ln · Sunset, TX 76270

$110,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 46 Days on market

2.10 ac lot $112/sqft · at area comps Est $107k · at est. ↓ 10% since listing

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +6.2/15.0
• Appreciation +4.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity is calling in Sunset. Sitting on 2 beautiful acres, this approximately 1,000 square foot fixer upper is full of potential and ready for someone with vision to bring it back to life. Whether you have been dreaming of a cozy country home, a weekend hideaway, an income-producing rental, or the perfect place to create something uniquely yours, this property is your blank canvas. The land gives you room to breathe, grow, and dream bigger. Add a workshop, garden, outdoor entertaining space, or simply enjoy the peace and privacy that comes with having acreage. With space around you and possibilities in front of you, this is the kind of property where imagination becomes reality. If you have been waiting for a chance to create your dream home or private retreat from the ground up, this may be the one.

Key facts

• Private retreat
• 2 beautiful acres
• 2.1 acre lot

Tags

• 2 BEAUTIFUL ACRES
• OUTDOOR ENTERTAINING SPACE
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 1.4% in Sunset — 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 63/100 on livability (#837 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Bowie ISD (town): math 34% / reading 41% proficiency, ranked #469 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowie Int (math 41% / reading 39%, grade F, #1,514 of 4,322 statewide, top 36%, 362 students, 60% FRL); Bowie J H (math 34% / reading 40%, grade F, #756 of 1,662 statewide, top 47%, 362 students, 53% FRL); Bowie H S (math 17% / reading 47%, grade F, #1,044 of 1,632 statewide, top 66%, 498 students, 44% FRL).
• Market conditions: 83 active listings in the ZIP; 23 units permitted in Montague County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Montague County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $106,947
• List price: $110,000
• Delta: 2.85%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.59×
• Total profit: $18,200
• Equity at exit: $26,423

10-year hold

• IRR: 19.1%
• Equity multiple: 2.91×
• Total profit: $58,896
• Equity at exit: $27,635

Cash invested: $30,800 (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 76270

• Home prices YoY: -0.4%
• Active inventory: 83
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $418

Break-even live

Break-even rent $886

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $480	-5% $449	+0% $418	+5% $387	+10% $356
Rent	-10% $306	-5% $362	+0% $418	+5% $474	+10% $530
Rate	-1.0pp $473	-0.5pp $446	base $418	+0.5pp $389	+1.0pp $360

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-04
   status $110,000 Pending 46 DOM
2. 2026-06-03
   days on market $110,000 Active 46 DOM
3. 2026-06-02
   days on market $110,000 Active 45 DOM
4. 2026-06-01
   days on market $110,000 Active 44 DOM
5. 2026-05-31
   days on market $110,000 Active 43 DOM
6. 2026-04-18
   listed $119,900 Active 816-char remark

   Show marketing remark (816 chars)

   Opportunity is calling in Sunset. Sitting on 2 beautiful acres, this approximately 1,000 square foot fixer upper is full of potential and ready for someone with vision to bring it back to life. Whether you have been dreaming of a cozy country home, a weekend hideaway, an income-producing rental, or the perfect place to create something uniquely yours, this property is your blank canvas. The land gives you room to breathe, grow, and dream bigger. Add a workshop, garden, outdoor entertaining space, or simply enjoy the peace and privacy that comes with having acreage. With space around you and possibilities in front of you, this is the kind of property where imagination becomes reality. If you have been waiting for a chance to create your dream home or private retreat from the ground up, this may be the one.

7. 2016-05-13
   soldstatus Sold 151-char remark

   Show marketing remark (151 chars)

   This property has no restrictions, great view, ag exempt bring the horses or your cattle, ready to build your country dream home. Electric is available

8. 2016-04-10
   status Pending 151-char remark

   Show marketing remark (151 chars)

   This property has no restrictions, great view, ag exempt bring the horses or your cattle, ready to build your country dream home. Electric is available

9. 2015-10-27
   listed $120,000 Active 151-char remark

   Show marketing remark (151 chars)

   This property has no restrictions, great view, ag exempt bring the horses or your cattle, ready to build your country dream home. Electric is available

10. 2015-09-18
    historical
11. 2014-11-25
    soldstatus Sold
12. 2014-09-29
    status Active
13. 2014-09-21
    historical
14. 2014-04-08
    listed $357,700 Active
15. 2014-04-08
    listed $120,000 Active
16. 2013-05-24
    historical
17. 2012-03-24
    listed $162,700
18. 2011-12-28
    historical
19. 2011-12-28
    historical
20. 2010-07-23
    listed $127,500
21. 2010-07-23
    listed $42,500
22. 2010-03-29
    soldstatus
23. 2010-03-24
    historical
24. 2009-03-19
    listed $133,021

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,089/yr (+$91/mo · 117.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $16,977
• − Mortgage interest: −$6,162
• − Property taxes: −$924
• − Insurance: −$550
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,200
• Taxable income: $3,425
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,194/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: Bowie ISD
• NCES district ID: 4810990
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $45,720
• Composite: 31.99/100
• National rank: #5836
• State rank: #469 of 826 in TX

Livability — Sunset

• Score: 63/100
• State rank: #837
• US rank: #15083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunset, TX
• City population: 2,252
• Population (ZIP): 2,252

Population outlook (Montague County) Hauer SSP2

• Today (2025): 18,216 people
• By 2030: 17,603 · -3.4%
• By 2040: 16,451 · -9.7%
• By 2050: 15,424 · -15.3%
• By 2075: 13,365 · -26.6%
• By 2100: 10,998 · -39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 13% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 4% Serbian 3% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Montague

• 2024 margin: Solid R (+77.7) · D 10.9% · R 88.5%
• 2008→2024 swing: -19.2pp toward R · 2008: -58.5pp · 2024: -77.7pp
• All cycles: 2024: R+77.7 2020: R+76.6 2016: R+77.2 2012: R+70.1 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.02%
• Current HPI: 248.7938
• 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

-9.9% since first listed

19 events — show timeline

• 2026-04-18 Listed $119,900 NTREIS
• 2016-05-13 Sold (MLS) — NTREIS
• 2016-04-10 Pending — NTREIS
• 2015-10-27 Listed $120,000 NTREIS
• 2015-09-18 Listing Removed — NTREIS
• 2014-11-25 Sold (MLS) — NTREIS
• 2014-09-29 Relisted — NTREIS
• 2014-09-21 Listing Removed — NTREIS
• 2014-04-08 Listed $357,700 NTREIS
• 2014-04-08 Listed $120,000 NTREIS
• 2013-05-24 Listing Removed — NTREIS
• 2012-03-24 Listed $162,700 NTREIS
• 2011-12-28 Listing Removed — NTREIS
• 2011-12-28 Listing Removed — NTREIS
• 2010-07-23 Listed $42,500 NTREIS
• 2010-07-23 Listed $127,500 NTREIS
• 2010-03-29 Sold (MLS) — NTREIS
• 2010-03-24 Listing Removed — NTREIS
• 2009-03-19 Listed $133,021 NTREIS

Property tax history

+4.3%/yr

Latest (2025): $924 · +0.0% YoY. Source: county tax records.