403 W 5th St · Cisco, TX 76437

$49,499

2 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 54 Days on market

Built 1925 7,667 sqft lot $30/sqft · 62% below area ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity for a place to make your own in Cisco. Situated on w 5th st and near downtown and shopping and restaurants. This house has high ceilings and plenty of kitchen cabinets and a large dining room. Shed in the backyard and good sized yard with a chain link fence and a carport. House needs a little TLC but ready for new owners. Check it out today!

Key facts

• 7,667 sq ft lot
• 2 parking spots
• Built 1925

Property features AI

Finance

• Other:
• Financial info: Accepts cash and other terms
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 spaces; Driveway parking
• Security:
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1925; Siding exterior; Asphalt roof; Pillar/Post/Pier foundation
• Exterior features: Chain link fencing; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Other appliances
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Vaulted ceilings; One living area; One dining area; Total of 3 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 3.5% 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.
• Zoned schools: Cisco El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 415 students, 60% FRL); Cisco J H (math 52% / reading 52%, grade C+, #301 of 1,662 statewide, top 19%, 161 students, 48% FRL); Cisco H S (math 72% / reading 77%, grade B+, #82 of 1,632 statewide, top 6%, 234 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• 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 $5k of equity ($342 loan paydown + $4k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $48,014 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1925 — 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. 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: 1.99% ✓
• Cap rate: 16.55%
• Cash-on-cash: 36.64%
• DSCR: 2.63
• GRM: 4.2

CMA / ARV

• ARV (median comp): $131,662
• List price: $49,499
• Delta: -62.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 W 9th St	0.34mi	3/2.0 (+1)	1,592 (-2%)	1mo	$174,500	$110	70
306 W 4th St	0.10mi	2/2.0	1,712 (+5%)	18mo	$48,000	$28	68
308 W 10th St	0.29mi	2/2.0	1,691 (+4%)	12mo	$35,000	$21	66
309 E 10th St	0.50mi	3/2.0 (+1)	1,588 (-3%)	1mo	$100,000	$63	63
1102 W 7th St	0.52mi	3/2.0 (+1)	1,581 (-3%)	8mo	$33,000	$21	55
904 W 12th St	0.56mi	3/2.0 (+1)	1,706 (+4%)	11mo	$149,000	$87	48
705 W 6th St	0.23mi	3/2.0 (+1)	1,492 (-9%)	21mo	$190,000	$127	48
310 E 14th St	0.73mi	2/1.0	1,530 (-6%)	12mo	$90,000	$59	46
1206 Avenue M	0.63mi	3/2.0 (+1)	1,497 (-8%)	4mo	$49,000	$33	45
1413 Conrad Hilton Blvd	0.66mi	3/2.0 (+1)	1,700 (+4%)	14mo	$188,000	$111	42
709 Harris St	0.67mi	3/2.0 (+1)	1,856 (+14%)	2mo	$260,000	$140	35
408 Front St	0.52mi	3/2.0 (+1)	1,400 (-14%)	11mo	$30,000	$21	34

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: 50.8%
• Equity multiple: 4.61×
• Total profit: $49,986
• Equity at exit: $40,393

10-year hold

• IRR: 45.3%
• Equity multiple: 10.04×
• Total profit: $125,293
• Equity at exit: $82,995

Cash invested: $13,860 (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: 4.2×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $423

Break-even live

Break-even rent $448

Max offer price $49,499

Occupancy floor 52%

Sensitivity live

Price	-10% $451	-5% $437	+0% $423	+5% $409	+10% $395
Rent	-10% $345	-5% $384	+0% $423	+5% $462	+10% $501
Rate	-1.0pp $448	-0.5pp $436	base $423	+0.5pp $410	+1.0pp $397

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,499 Active 54 DOM
2. 2026-06-21
   pricedays on market $49,499 Active 53 DOM
3. 2026-06-18
   days on market $55,000 Active 51 DOM
4. 2026-06-17
   days on market $55,000 Active 50 DOM
5. 2026-06-16
   days on market $55,000 Active 49 DOM
6. 2026-06-15
   days on market $55,000 Active 48 DOM
7. 2026-06-13
   days on market $55,000 Active 46 DOM
8. 2026-06-12
   days on market $55,000 Active 45 DOM
9. 2026-06-09
   days on market $55,000 Active 42 DOM
10. 2026-06-08
    days on market $55,000 Active 41 DOM
11. 2026-06-08
    days on market $55,000 Active 40 DOM
12. 2026-06-07
    days on market $55,000 Active 39 DOM
13. 2026-06-03
    days on market $55,000 Active 36 DOM
14. 2026-06-02
    days on market $55,000 Active 35 DOM
15. 2026-06-01
    days on market $55,000 Active 34 DOM
16. 2026-05-31
    days on market $55,000 Active 33 DOM
17. 2026-05-15
    price $60,000 359-char remark
18. 2026-04-28
    listed $63,000 Active 359-char remark
19. 2025-10-30
    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: $885 · $74/mo
• Projected year-2 tax: $906 · $75/mo
• Expected delta: +$21/yr (+$2/mo · 2.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $11,804
• − Mortgage interest: −$2,773
• − Property taxes: −$885
• − Insurance: −$247
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,440
• Taxable income: $4,571
• Est. tax owed @ 24.0%: −$1,097
• After-tax cash flow: $3,981/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

-12.7% since first listed

4 events — show timeline

• 2026-05-29 Price Changed $55,000 NTREIS
• 2026-05-15 Price Changed $60,000 NTREIS
• 2026-04-28 Listed $63,000 NTREIS
• 2025-10-30 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $885 · -6.4% YoY. Source: county tax records.