517 N Ave D · Cross Plains, TX 76443

$89,000

2 bd · 1.0 ba · 847 sqft · SingleFamily public records · 209 Days on market

Built 1947 8,712 sqft lot $105/sqft · at area comps Est $86k · at est.

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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 +24.4/30.0
• Appreciation +8.4/10.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• ARV discount +5.8/15.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable frame home on a corner lot that has large Pecan and Elm trees around the house. The pier & beam house is 847 sq ft and has 2 bedrooms and 1 bathroom. The cozy home has new Low-E windows throughout, painted wood floors in the living and bedrooms and laminate wood in the kitchen. The eat-in kitchen can hold a gas or electric range. The bathroom has a clawfoot tub with a shower kit that is a ceiling mounted curtain ring. The home has a metal roof and a 2-stall metal carport. This would make an awesome rental income property or a great place to downsize. This house had ship lap walls before they were cool!

Key facts

• Metal roof
• Painted wood floors
• Clawfoot tub

Tags

• CORNER LOT
• LARGE PECAN AND ELM TREES
• NEW LOW-E WINDOWS
• PAINTED WOOD FLOORS
• CLAWFOOT TUB
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#486 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, employment D, amenities F.
• Cross Plains ISD (rural): math 45% / reading 45% proficiency, ranked #581 of 1,141 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11 units permitted in Callahan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($615 loan paydown + $6k appreciation (6.9% local appreciation)).
• Callahan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1947 — 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. 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?
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: 1.12% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (median comp): $85,731
• List price: $89,000
• Delta: 3.81%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
348 N Main St	0.14mi	2/1.0	840 (-1%)	20mo	$250,000	$298	75
225 6th St	0.11mi	2/1.0	936 (+10%)	23mo	$89,000	$95	59

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

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.68×
• Total profit: $41,939
• Equity at exit: $60,947

10-year hold

• IRR: 22.6%
• Equity multiple: 5.55×
• Total profit: $113,362
• Equity at exit: $115,119

Cash invested: $24,920 (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 76443

• Home prices YoY: 4.4%
• Active inventory: 26
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $181

Break-even live

Break-even rent $765

Max offer price $89,000

Occupancy floor 77%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Foster Bond St Unit 101 Cross Plains, TX	2.0	1.0	1112	$994	$0.89	43d	1	0.27mi

Listing history 30 events

1. 2026-06-13
   days on market $89,000 Active 209 DOM
2. 2026-06-12
   days on market $89,000 Active 208 DOM
3. 2026-06-09
   days on market $89,000 Active 205 DOM
4. 2026-06-08
   days on market $89,000 Active 204 DOM
5. 2026-06-08
   days on market $89,000 Active 203 DOM
6. 2026-06-05
   days on market $89,000 Active 201 DOM
7. 2026-06-03
   days on market $89,000 Active 199 DOM
8. 2026-06-02
   days on market $89,000 Active 198 DOM
9. 2026-06-01
   days on market $89,000 Active 197 DOM
10. 2026-05-31
    days on market $89,000 Active 196 DOM
11. 2026-02-04
    price $92,500 623-char remark

    Show marketing remark (623 chars)

    Adorable frame home on a corner lot that has large Pecan and Elm trees around the house. The pier & beam house is 847 sq ft and has 2 bedrooms and 1 bathroom. The cozy home has new Low-E windows throughout, painted wood floors in the living and bedrooms and laminate wood in the kitchen. The eat-in kitchen can hold a gas or electric range. The bathroom has a clawfoot tub with a shower kit that is a ceiling mounted curtain ring. The home has a metal roof and a 2-stall metal carport. This would make an awesome rental income property or a great place to downsize. This house had ship lap walls before they were cool!

12. 2025-11-14
    listed $105,000 Active 623-char remark

    Show marketing remark (623 chars)

    Adorable frame home on a corner lot that has large Pecan and Elm trees around the house. The pier & beam house is 847 sq ft and has 2 bedrooms and 1 bathroom. The cozy home has new Low-E windows throughout, painted wood floors in the living and bedrooms and laminate wood in the kitchen. The eat-in kitchen can hold a gas or electric range. The bathroom has a clawfoot tub with a shower kit that is a ceiling mounted curtain ring. The home has a metal roof and a 2-stall metal carport. This would make an awesome rental income property or a great place to downsize. This house had ship lap walls before they were cool!

13. 2025-04-07
    soldstatus
14. 2023-01-28
    historical 714-char remark

    Show marketing remark (714 chars)

    Corner lot that is half an acre and has large Pecan and Elm trees around the house. The pier & beam wood frame house is 847 sq ft and has 2 bedrooms and 1 bathroom. The cozy home has new Low-E windows throughout, painted wood floors in the living and bedrooms and laminate wood in the kitchen. The eat-in kitchen has a gas range and refrigerator that will convey with the sale. The bathroom has a clawfoot tub that can easily be made into a shower with a curtain ring and faucet combo. The home has a metal roof and a 2 car metal carport. There is also a 400 sq ft storage building that could be converted to a tiny home. This would make an awesome rental income property or a great place to downsize.

15. 2023-01-26
    soldstatus Closed 714-char remark

    Show marketing remark (714 chars)

    Corner lot that is half an acre and has large Pecan and Elm trees around the house. The pier & beam wood frame house is 847 sq ft and has 2 bedrooms and 1 bathroom. The cozy home has new Low-E windows throughout, painted wood floors in the living and bedrooms and laminate wood in the kitchen. The eat-in kitchen has a gas range and refrigerator that will convey with the sale. The bathroom has a clawfoot tub that can easily be made into a shower with a curtain ring and faucet combo. The home has a metal roof and a 2 car metal carport. There is also a 400 sq ft storage building that could be converted to a tiny home. This would make an awesome rental income property or a great place to downsize.

16. 2023-01-20
    status Pending 714-char remark

    Show marketing remark (714 chars)

    Corner lot that is half an acre and has large Pecan and Elm trees around the house. The pier & beam wood frame house is 847 sq ft and has 2 bedrooms and 1 bathroom. The cozy home has new Low-E windows throughout, painted wood floors in the living and bedrooms and laminate wood in the kitchen. The eat-in kitchen has a gas range and refrigerator that will convey with the sale. The bathroom has a clawfoot tub that can easily be made into a shower with a curtain ring and faucet combo. The home has a metal roof and a 2 car metal carport. There is also a 400 sq ft storage building that could be converted to a tiny home. This would make an awesome rental income property or a great place to downsize.

17. 2022-10-05
    listed $75,000 Active 714-char remark

    Show marketing remark (714 chars)

    Corner lot that is half an acre and has large Pecan and Elm trees around the house. The pier & beam wood frame house is 847 sq ft and has 2 bedrooms and 1 bathroom. The cozy home has new Low-E windows throughout, painted wood floors in the living and bedrooms and laminate wood in the kitchen. The eat-in kitchen has a gas range and refrigerator that will convey with the sale. The bathroom has a clawfoot tub that can easily be made into a shower with a curtain ring and faucet combo. The home has a metal roof and a 2 car metal carport. There is also a 400 sq ft storage building that could be converted to a tiny home. This would make an awesome rental income property or a great place to downsize.

18. 2016-02-06
    historical
19. 2016-01-09
    price $39,500
20. 2015-09-21
    price $42,500
21. 2015-06-23
    price $48,500
22. 2015-02-03
    listed $52,500 Active
23. 2011-12-09
    soldstatus
24. 2011-12-09
    soldstatus
25. 2011-11-10
    historical
26. 2011-11-10
    historical
27. 2011-09-27
    listed $37,500
28. 2011-09-26
    listed $37,500
29. 2006-03-07
    soldstatus
30. 2006-02-16
    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: $1,204 · $100/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$425/yr (+$35/mo · 35.3%)

ⓘ 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 ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $11,928
• − Mortgage interest: −$4,985
• − Property taxes: −$1,204
• − Insurance: −$445
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,589
• Taxable income: $796
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $1,982/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: Cross Plains ISD
• NCES district ID: 4815810
• Math proficiency: 45% ▼ -1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $37,187
• Composite: 39.64/100
• National rank: #8046
• State rank: #581 of 1141 in TX

Livability — Cross Plains

• Score: 68/100
• State rank: #486
• US rank: #9666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cross Plains, TX
• Population (ZIP): 1,812

Population outlook (Callahan County) Hauer SSP2

• Today (2025): 13,664 people
• By 2030: 13,578 · -0.6%
• By 2040: 13,283 · -2.8%
• By 2050: 13,008 · -4.8%
• By 2075: 12,354 · -9.6%
• By 2100: 11,326 · -17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Italian 27% Serbian 4% Romanian 3%
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Callahan

• 2024 margin: Solid R (+77.6) · D 10.9% · R 88.5%
• 2008→2024 swing: -15.9pp toward R · 2008: -61.7pp · 2024: -77.6pp
• All cycles: 2024: R+77.6 2020: R+77.3 2016: R+77.2 2012: R+69.8 2008: R+61.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.88%
• Current HPI: 161.931
• 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

+146.7% since first listed

20 events — show timeline

• 2026-02-04 Price Changed $92,500 NTREIS
• 2025-11-14 Listed $105,000 NTREIS
• 2025-04-07 Sold (Public Records) — Public Records
• 2023-01-28 Listing Removed — NTREIS
• 2023-01-26 Sold (MLS) — NTREIS
• 2023-01-20 Pending — NTREIS
• 2022-10-05 Listed $75,000 NTREIS
• 2016-02-06 Listing Removed — NTREIS
• 2016-01-09 Price Changed $39,500 NTREIS
• 2015-09-21 Price Changed $42,500 NTREIS
• 2015-06-23 Price Changed $48,500 NTREIS
• 2015-02-03 Listed $52,500 NTREIS
• 2011-12-09 Sold (MLS) — NTREIS
• 2011-12-09 Sold (MLS) — NTREIS
• 2011-11-10 Listing Removed — NTREIS
• 2011-11-10 Listing Removed — NTREIS
• 2011-09-27 Listed $37,500 NTREIS
• 2011-09-26 Listed $37,500 NTREIS
• 2006-03-07 Sold (Public Records) — Public Records
• 2006-02-16 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,204 · -0.9% YoY. Source: county tax records.