1002 Broadway St · Ballinger, TX 76821

$105,000

3 bd · 1.0 ba · 1,808 sqft · SingleFamily public records · 345 Days on market

Built 1955 7,700 sqft lot $58/sqft · 37% below area Est $111k · 5% 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 +26.1/30.0
• ARV discount +9.9/15.0
• DSCR +8.8/10.0
• Appreciation +7.0/10.0
• 1% rule +6.9/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bed 1Bath home located in the heart of Ballinger. Close to schools and city park/pool. Check it out today.

Key facts

• Close to schools
• City park pool
• 7,700 sq ft lot

Tags

• CLOSE TO SCHOOLS
• CITY PARK POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.9% in Ballinger — 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 66/100 on livability (#623 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Ballinger ISD (town): math 33% / reading 41% proficiency, ranked #496 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 2 units permitted in Runnels County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($726 loan paydown + $4k appreciation (4.1% local appreciation)).
• At projected returns (4.1% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 345 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 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 1955 — 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 F-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: 1.19% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $110,914
• List price: $105,000
• Delta: -5.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 N 6th St	0.18mi	4/2.0 (+1)	1,845 (+2%)	6mo	$169,500	$92	74
1100 8th St	0.16mi	3/2.0	1,914 (+6%)	11mo	$185,000	$97	70
307 Sargent Ave	0.21mi	2/2.0 (-1)	1,593 (-12%)	6mo	$89,000	$56	57
601 N 3rd St	0.46mi	3/2.0	1,980 (+10%)	3mo	$209,900	$106	56
906 Country Club Dr	0.61mi	3/2.0	1,790 (-1%)	12mo	$249,500	$139	56
608 Mccarver Dr	0.47mi	3/2.0	1,938 (+7%)	10mo	$162,000	$84	54
1002 Country Club Rd	0.64mi	3/2.0	1,847 (+2%)	13mo	$230,000	$125	52
409 8th St	0.40mi	4/2.0 (+1)	1,923 (+6%)	13mo	$139,500	$73	51
304 N 11th St	0.54mi	3/2.0	1,704 (-6%)	16mo	$175,000	$103	48
600 Mccarver Dr	0.53mi	3/2.0	1,575 (-13%)	11mo	$188,500	$120	40
401 N 3rd St	0.56mi	3/4.0	2,037 (+13%)	2mo	$224,900	$110	39
1001 Ave D	0.66mi	3/2.0	2,041 (+13%)	10mo	$260,000	$127	36

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

Projected returns pro-forma

4.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.22×
• Total profit: $35,739
• Equity at exit: $53,763

10-year hold

• IRR: 20.5%
• Equity multiple: 4.28×
• Total profit: $96,296
• Equity at exit: $88,357

Cash invested: $29,400 (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 76821

• Home prices YoY: 2.5%
• Active inventory: 61
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $266

Break-even live

Break-even rent $911

Max offer price $105,000

Occupancy floor 74%

Sensitivity live

Price	-10% $325	-5% $295	+0% $266	+5% $236	+10% $206
Rent	-10% $167	-5% $216	+0% $266	+5% $315	+10% $364
Rate	-1.0pp $318	-0.5pp $292	base $266	+0.5pp $238	+1.0pp $211

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 345 DOM
2. 2026-06-17
   days on market $105,000 Active 344 DOM
3. 2026-06-16
   days on market $105,000 Active 343 DOM
4. 2026-06-15
   days on market $105,000 Active 342 DOM
5. 2026-06-13
   days on market $105,000 Active 340 DOM
6. 2026-06-12
   days on market $105,000 Active 339 DOM
7. 2026-06-09
   days on market $105,000 Active 336 DOM
8. 2026-06-08
   days on market $105,000 Active 335 DOM
9. 2026-06-08
   days on market $105,000 Active 334 DOM
10. 2026-06-07
    days on market $105,000 Active 333 DOM
11. 2026-06-03
    days on market $105,000 Active 330 DOM
12. 2026-06-02
    days on market $105,000 Active 329 DOM
13. 2026-06-01
    days on market $105,000 Active 328 DOM
14. 2026-05-31
    days on market $105,000 Active 327 DOM
15. 2025-07-09
    listed $105,000 Active 108-char remark

    Show marketing remark (108 chars)

    3 Bed 1Bath home located in the heart of Ballinger. Close to schools and city park/pool. Check it out today.

16. 2005-06-22
    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: $1,504 · $125/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$418/yr (+$35/mo · 27.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,967
• − Mortgage interest: −$5,882
• − Property taxes: −$1,504
• − Insurance: −$525
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,055
• Taxable income: $1,607
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,802/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: Ballinger ISD
• NCES district ID: 4809300
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $37,665
• Composite: 30.8/100
• National rank: #6144
• State rank: #496 of 826 in TX

Livability — Ballinger

• Score: 66/100
• State rank: #623
• US rank: #11849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballinger, TX
• City population: 4,572
• Population (ZIP): 4,572

Population outlook (Runnels County) Hauer SSP2

• Today (2025): 10,754 people
• By 2030: 10,843 · +0.8%
• By 2040: 10,946 · +1.8%
• By 2050: 10,981 · +2.1%
• By 2075: 11,103 · +3.2%
• By 2100: 10,051 · -6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 20% Black 5%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Runnels

• 2024 margin: Solid R (+77.1) · D 11.1% · R 88.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -62.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+73.8 2016: R+74.1 2012: R+70.6 2008: R+62.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.09%
• Current HPI: 168.3222
• 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

2 events — show timeline

• 2025-07-09 Listed $105,000 SAAR TX
• 2005-06-22 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,504 · +7.9% YoY. Source: county tax records.