304 N Geneva St · Breckenridge, TX 76424

$78,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 37 Days on market

Built 1930 5,489 sqft lot Est $99k · 21% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.2/10.0
• Appreciation +5.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Delightful two-bedroom, one-bathroom home conveniently located! This property is perfect as a starter home or an investment rental. It features a spacious living area and a good-sized backyard. The roof was replaced two years ago. Great price point! Call today to schedule a viewing.

Key facts

• Close to parks
• Close to schools
• Spacious lot

Tags

• SPACIOUS LOT
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• TURN KEY PROPERTY

Property features AI

Finance

• Other: County: Stephens; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered parking for 2 vehicles; Driveway and on-site parking; 2-car garage (garage faces front; approx. 16' wide x 20' long x 8' high)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1930; One story
• Construction: Year built: 1930
• Exterior features: Lot is less than 0.5 acre (about 0.126 acres); Subdivision: East Breck

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (Primary bedroom on level 1, about 14 x 12)
• Bathrooms: 1 full bathroom
• Interior features: One level layout; Living area approximately 950; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.6% in Breckenridge — 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 65/100 on livability (#695 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Breckenridge ISD (town): math 36% / reading 32% proficiency, ranked #551 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East El (404 students, 78% FRL) — zoned schools average 78% FRL vs 55% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($539 loan paydown + $1k appreciation (1.8% local appreciation)).
• Stephens County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 1930 — 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 $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.22% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $98,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 N Geneva St	0.00mi	2/1.0	950 (0%)	20mo	$59,900	$63	84
203 N Flint St	0.10mi	2/1.0	972 (+2%)	12mo	$155,000	$159	82
902 E Lindsey St	0.18mi	2/1.0	964 (+2%)	14mo	$124,900	$130	77
207 S Flint St	0.26mi	2/1.0	852 (-10%)	3mo	$89,000	$104	68
1308 E Wheeler St	0.36mi	2/1.0	828 (-13%)	6mo	$38,500	$46	57

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

Projected returns pro-forma

1.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.75×
• Total profit: $16,275
• Equity at exit: $29,932

10-year hold

• IRR: 16.8%
• Equity multiple: 3.20×
• Total profit: $47,942
• Equity at exit: $42,472

Cash invested: $21,840 (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 76424

• Home prices YoY: 1.6%
• Active inventory: 118
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $183

Break-even live

Break-even rent $718

Max offer price $78,000

Occupancy floor 76%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 S Miller St Unit 1/2 Breckenridge, TX	2.0	1.0	800	$950	$1.19	44d	1	1.16mi

Listing history 21 events

1. 2026-06-18
   days on market $78,000 Active 37 DOM
2. 2026-06-17
   days on market $78,000 Active 36 DOM
3. 2026-06-16
   days on market $78,000 Active 35 DOM
4. 2026-06-15
   days on market $78,000 Active 34 DOM
5. 2026-06-13
   days on market $78,000 Active 32 DOM
6. 2026-06-12
   days on market $78,000 Active 31 DOM
7. 2026-06-09
   days on market $78,000 Active 28 DOM
8. 2026-06-08
   days on market $78,000 Active 27 DOM
9. 2026-06-08
   days on market $78,000 Active 26 DOM
10. 2026-06-05
    pricedays on market $78,000 Active 24 DOM
11. 2026-06-03
    days on market $82,000 Active 22 DOM
12. 2026-06-02
    days on market $82,000 Active 21 DOM
13. 2026-06-01
    days on market $82,000 Active 20 DOM
14. 2026-05-31
    days on market $82,000 Active 19 DOM
15. 2026-05-12
    listed $82,000 Active
16. 2024-11-04
    soldstatus
17. 2024-10-30
    soldstatus Closed 288-char remark

    Show marketing remark (288 chars)

    Delightful two-bedroom, one-bathroom home conveniently located! This property is perfect as a starter home or an investment rental. It features a spacious living area and a good-sized backyard. The roof was replaced two years ago. Great price point! Call today to schedule a viewing.

18. 2024-10-17
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Delightful two-bedroom, one-bathroom home conveniently located! This property is perfect as a starter home or an investment rental. It features a spacious living area and a good-sized backyard. The roof was replaced two years ago. Great price point! Call today to schedule a viewing.

19. 2024-10-07
    historical Active Option Contract 288-char remark

    Show marketing remark (288 chars)

    Delightful two-bedroom, one-bathroom home conveniently located! This property is perfect as a starter home or an investment rental. It features a spacious living area and a good-sized backyard. The roof was replaced two years ago. Great price point! Call today to schedule a viewing.

20. 2024-09-26
    listed $59,900 Active 288-char remark

    Show marketing remark (288 chars)

    Delightful two-bedroom, one-bathroom home conveniently located! This property is perfect as a starter home or an investment rental. It features a spacious living area and a good-sized backyard. The roof was replaced two years ago. Great price point! Call today to schedule a viewing.

21. 2000-01-28
    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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 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 15% 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: $11,400
• − Mortgage interest: −$4,369
• − Property taxes: −$1,507
• − Insurance: −$390
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,269
• Taxable income: $1,041
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $1,951/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: Breckenridge ISD
• NCES district ID: 4811220
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $40,744
• Composite: 28.66/100
• National rank: #6700
• State rank: #551 of 826 in TX

Livability — Breckenridge

• Score: 65/100
• State rank: #695
• US rank: #12987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge, TX
• Population (ZIP): 8,626

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 10,625 people
• By 2030: 11,029 · +3.8%
• By 2040: 11,827 · +11.3%
• By 2050: 12,609 · +18.7%
• By 2075: 13,855 · +30.4%
• By 2100: 13,067 · +23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 12% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+79.3) · D 10.2% · R 89.5%
• 2008→2024 swing: -15.7pp toward R · 2008: -63.6pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+78.6 2016: R+77.8 2012: R+70.9 2008: R+63.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.80%
• Current HPI: 110.8496
• 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

+36.9% since first listed

7 events — show timeline

• 2026-05-12 Listed $82,000 NTREIS
• 2024-11-04 Sold (Public Records) — Public Records
• 2024-10-30 Sold (MLS) — NTREIS
• 2024-10-17 Pending — NTREIS
• 2024-10-07 Contingent — NTREIS
• 2024-09-26 Listed $59,900 NTREIS
• 2000-01-28 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,507 · -0.9% YoY. Source: county tax records.