2007 Avenue E · Cisco, TX 76437

$74,000

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 141 Days on market

Built 1920 0.29 ac lot $44/sqft · 44% below area Est $132k · 44% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +9.4/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring Your Vision! This 3-bedroom, 2-bath home sits on a gorgeous, fully fenced lot surrounded by mature trees. While the property is in need of repairs, it offers a functional layout with a walk-in pantry and an oversized laundry room. A great opportunity for those looking to create their dream home or add value through updates.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.6% 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.
• Market conditions: 82 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($512 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 5.7

CMA / ARV

• ARV (median comp): $132,030
• List price: $74,000
• Delta: -43.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 E 21st St	0.52mi	3/1.0	1,716 (+2%)	2mo	$155,000	$90	71
1413 Conrad Hilton Blvd	0.42mi	3/2.0	1,700 (+1%)	14mo	$188,000	$111	63
709 E 21st St	0.55mi	3/2.0	1,656 (-1%)	16mo	$39,900	$24	55
605 E 22nd St	0.44mi	3/2.0	1,597 (-5%)	22mo	$248,000	$155	49
310 E 14th St	0.52mi	2/1.0 (-1)	1,530 (-9%)	12mo	$90,000	$59	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 36.0%
• Equity multiple: 3.64×
• Total profit: $54,756
• Equity at exit: $60,387

10-year hold

• IRR: 31.6%
• Equity multiple: 7.96×
• Total profit: $144,192
• Equity at exit: $124,076

Cash invested: $20,720 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $319

Break-even live

Break-even rent $674

Max offer price $74,000

Occupancy floor 65%

Sensitivity live

Price	-10% $361	-5% $340	+0% $319	+5% $298	+10% $277
Rent	-10% $234	-5% $277	+0% $319	+5% $362	+10% $404
Rate	-1.0pp $356	-0.5pp $338	base $319	+0.5pp $300	+1.0pp $280

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $74,000 Active 141 DOM
2. 2026-06-18
   days on market $74,000 Active 139 DOM
3. 2026-06-17
   days on market $74,000 Active 138 DOM
4. 2026-06-16
   days on market $74,000 Active 137 DOM
5. 2026-06-15
   days on market $74,000 Active 136 DOM
6. 2026-06-13
   days on market $74,000 Active 134 DOM
7. 2026-06-12
   remarks 246-char remark
8. 2026-06-12
   days on market $74,000 Active 133 DOM
9. 2026-06-09
   days on market $74,000 Active 130 DOM
10. 2026-06-08
    days on market $74,000 Active 129 DOM
11. 2026-06-08
    days on market $74,000 Active 128 DOM
12. 2026-06-07
    days on market $74,000 Active 127 DOM
13. 2026-06-03
    days on market $74,000 Active 124 DOM
14. 2026-06-02
    days on market $74,000 Active 123 DOM
15. 2026-06-01
    days on market $74,000 Active 122 DOM
16. 2026-05-31
    days on market $74,000 Active 121 DOM
17. 2026-04-16
    price $74,000 331-char remark

    Show marketing remark (331 chars)

    Bring Your Vision! This 3-bedroom, 2-bath home sits on a gorgeous, fully fenced lot surrounded by mature trees. While the property is in need of repairs, it offers a functional layout with a walk-in pantry and an oversized laundry room. A great opportunity for those looking to create their dream home or add value through updates.

18. 2026-02-24
    price $79,000 331-char remark

    Show marketing remark (331 chars)

    Bring Your Vision! This 3-bedroom, 2-bath home sits on a gorgeous, fully fenced lot surrounded by mature trees. While the property is in need of repairs, it offers a functional layout with a walk-in pantry and an oversized laundry room. A great opportunity for those looking to create their dream home or add value through updates.

19. 2026-01-30
    listed $86,000 Active 331-char remark

    Show marketing remark (331 chars)

    Bring Your Vision! This 3-bedroom, 2-bath home sits on a gorgeous, fully fenced lot surrounded by mature trees. While the property is in need of repairs, it offers a functional layout with a walk-in pantry and an oversized laundry room. A great opportunity for those looking to create their dream home or add value through updates.

20. 2008-02-19
    soldstatus 226-char remark

    Show marketing remark (226 chars)

    Nice size frame house with siding. Large fenced yard with beautiful large trees. Double detached metal garage with sliding door and electricity, storage building, and covered back porch. This property is wheelchair accessible.

21. 2008-01-08
    historical 226-char remark

    Show marketing remark (226 chars)

    Nice size frame house with siding. Large fenced yard with beautiful large trees. Double detached metal garage with sliding door and electricity, storage building, and covered back porch. This property is wheelchair accessible.

22. 2007-12-14
    listed $38,000 226-char remark

    Show marketing remark (226 chars)

    Nice size frame house with siding. Large fenced yard with beautiful large trees. Double detached metal garage with sliding door and electricity, storage building, and covered back porch. This property is wheelchair accessible.

23. 2006-08-30
    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: $1,364 · $114/mo
• Projected year-2 tax: $1,364 · $114/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $12,938
• − Mortgage interest: −$4,145
• − Property taxes: −$1,364
• − Insurance: −$370
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,153
• Taxable income: $2,835
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,149/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

+94.7% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $74,000 NTREIS
• 2026-02-24 Price Changed $79,000 NTREIS
• 2026-01-30 Listed $86,000 NTREIS
• 2008-02-19 Sold (MLS) — NTREIS
• 2008-01-08 Listing Removed — NTREIS
• 2007-12-14 Listed $38,000 NTREIS
• 2006-08-30 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,364 · -6.4% YoY. Source: county tax records.