703 E Main St · Archer City, TX 76351

$119,500

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 21 Days on market

Built 1968 $96/sqft · 30% below area Est $172k · 30% 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 +17.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.5/10.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

One acre just inside the city limits on the east side of Archer City! Offers a flexible floorplan featuring 3 bedrooms/2 baths or 2 bedrooms with 2 living areas. Eat-in kitchen plus detached garage with workshop space. Extra space creates opportunity for investors, first-time buyers, or possible residential/commercial use. Plenty of room for expansion, parking, equipment, or future improvements. Archer City National Blue Ribbon School, Royal Theater, Larry McMurtry Literary Center. Just 20min to WFalls.

Key facts

• Workshop space
• Flexible floorplan
• One acre

Tags

• ONE ACRE
• DETACHED GARAGE
• WORKSHOP SPACE
• FLEXIBLE FLOORPLAN
• EXTRA SPACE
• ROOM FOR EXPANSION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $114k (4.4% below list).
• Recommended offer: $114k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#220 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Archer City ISD (rural): math 56% / reading 63% proficiency, ranked #79 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 25 units permitted in Archer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($826 loan paydown + $8k appreciation (7.1% local appreciation)).
• Archer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,232 (4.4% below list)

Questions for the listing agent

1. Built in 1968 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $171,585
• List price: $119,500
• Delta: -30.36%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 S Rose St	0.30mi	3/2.0	1,200 (-4%)	5mo	$195,900	$163	75

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

Projected returns pro-forma

7.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.45×
• Total profit: $48,560
• Equity at exit: $83,243

10-year hold

• IRR: 19.4%
• Equity multiple: 5.07×
• Total profit: $136,306
• Equity at exit: $158,518

Cash invested: $33,460 (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 76351

• Home prices YoY: 7.0%
• Active inventory: 8
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $101

Break-even live

Break-even rent $1,015

Max offer price $119,500

Occupancy floor 86%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   listed $119,500 Active 509-char remark
2. 1999-02-20
   soldstatus
3. 1996-12-04
   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: $1,502 · $125/mo
• Projected year-2 tax: $2,187 · $182/mo
• Expected delta: +$685/yr (+$57/mo · 45.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,708
• − Mortgage interest: −$6,694
• − Property taxes: −$1,502
• − Insurance: −$598
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,476
• Taxable loss: −$755
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,391/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: Archer City ISD
• NCES district ID: 4808610
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $43,782
• Composite: 50.04/100
• National rank: #1917
• State rank: #79 of 826 in TX

Livability — Archer City

• Score: 73/100
• State rank: #220
• US rank: #5417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archer City, TX
• Population (ZIP): 1,481

Population outlook (Archer County) Hauer SSP2

• Today (2025): 8,158 people
• By 2030: 7,855 · -3.7%
• By 2040: 7,120 · -12.7%
• By 2050: 6,320 · -22.5%
• By 2075: 4,842 · -40.6%
• By 2100: 3,527 · -56.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Archer

• 2024 margin: Solid R (+79.3) · D 10.1% · R 89.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -65.4pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+80.4 2016: R+79.4 2012: R+73.8 2008: R+65.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.06%
• Current HPI: 107.3175
• 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

Property tax history

+7.0%/yr

Latest (2025): $1,502 · +4.1% YoY. Source: county tax records.