1211 W 12th St · Cisco, TX 76437

$115,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 109 Days on market

Built 1950 7,100 sqft lot $121/sqft · 9% below area Est $146k · 21% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Appreciation +9.4/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Here's a neat 2 bedroom, one bath home that would make a perfect starter home or investment property! With almost 1100 sq ft, this home features a new metal roof in 2024, a remodeled kitchen with custom cabinets, kitchen appliances, bathroom remodeled with a nice walk-in tiled shower in 2019 and a large, fenced back yard. Two older outbuildings in the back provide plenty of storage. Come take a look at this one!

Key facts

• 7,100 sq ft lot
• Built 1950
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-63 ($-758/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (26.1% below list).
• Recommended offer: $85k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 1 comparable units currently listed for rent nearby; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($795 loan paydown + $10k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $85,000 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 11.3

CMA / ARV

• ARV (median comp): $145,729
• List price: $115,000
• Delta: -21.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 W 13th St	0.08mi	3/2.0 (+1)	1,060 (+12%)	8mo	$140,000	$132	62
808 W 7th St	0.46mi	2/1.0	978 (+3%)	22mo	$33,000	$34	56
809 W 3rd St	0.64mi	2/2.0	1,062 (+12%)	6mo	$124,000	$117	42

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: 20.0%
• Equity multiple: 2.53×
• Total profit: $49,416
• Equity at exit: $93,844

10-year hold

• IRR: 18.4%
• Equity multiple: 5.56×
• Total profit: $146,880
• Equity at exit: $192,820

Cash invested: $32,200 (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: 11.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-63

Break-even live

Break-even rent $930

Max offer price $103,848

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-31	+0% $-63	+5% $-96	+10% $-128
Rent	-10% $-130	-5% $-97	+0% $-63	+5% $-30	+10% $4
Rate	-1.0pp $-5	-0.5pp $-34	base $-63	+0.5pp $-93	+1.0pp $-123

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Conrad Hilton Blvd Cisco, TX	1.0–2.0	1.0	910	$850	$0.93	21d	10	0.96mi

Listing history 31 events

1. 2026-06-21
   days on market $115,000 Active 109 DOM
2. 2026-06-18
   days on market $115,000 Active 107 DOM
3. 2026-06-17
   days on market $115,000 Active 106 DOM
4. 2026-06-16
   days on market $115,000 Active 105 DOM
5. 2026-06-15
   days on market $115,000 Active 104 DOM
6. 2026-06-13
   days on market $115,000 Active 102 DOM
7. 2026-06-12
   days on market $115,000 Active 101 DOM
8. 2026-06-09
   days on market $115,000 Active 98 DOM
9. 2026-06-08
   days on market $115,000 Active 97 DOM
10. 2026-06-08
    days on market $115,000 Active 96 DOM
11. 2026-06-07
    days on market $115,000 Active 95 DOM
12. 2026-06-03
    days on market $115,000 Active 92 DOM
13. 2026-06-02
    days on market $115,000 Active 91 DOM
14. 2026-06-01
    days on market $115,000 Active 90 DOM
15. 2026-05-31
    days on market $115,000 Active 89 DOM
16. 2026-05-01
    price $115,000 415-char remark

    Show marketing remark (415 chars)

    Here's a neat 2 bedroom, one bath home that would make a perfect starter home or investment property! With almost 1100 sq ft, this home features a new metal roof in 2024, a remodeled kitchen with custom cabinets, kitchen appliances, bathroom remodeled with a nice walk-in tiled shower in 2019 and a large, fenced back yard. Two older outbuildings in the back provide plenty of storage. Come take a look at this one!

17. 2026-03-03
    listed $120,000 Active 415-char remark

    Show marketing remark (415 chars)

    Here's a neat 2 bedroom, one bath home that would make a perfect starter home or investment property! With almost 1100 sq ft, this home features a new metal roof in 2024, a remodeled kitchen with custom cabinets, kitchen appliances, bathroom remodeled with a nice walk-in tiled shower in 2019 and a large, fenced back yard. Two older outbuildings in the back provide plenty of storage. Come take a look at this one!

18. 2019-07-29
    soldstatus
19. 2019-07-25
    soldstatus Sold 182-char remark

    Show marketing remark (182 chars)

    2 bedroom, 1 bath home with central heat and central air. It is on corner property with garage, storage building and fenced backyard. Price has been reduced from $43,500 to $36,500.

20. 2019-05-18
    price $35,000 182-char remark

    Show marketing remark (182 chars)

    2 bedroom, 1 bath home with central heat and central air. It is on corner property with garage, storage building and fenced backyard. Price has been reduced from $43,500 to $36,500.

21. 2019-01-03
    price $36,500 182-char remark

    Show marketing remark (182 chars)

    2 bedroom, 1 bath home with central heat and central air. It is on corner property with garage, storage building and fenced backyard. Price has been reduced from $43,500 to $36,500.

22. 2018-12-05
    price $38,500 182-char remark

    Show marketing remark (182 chars)

    2 bedroom, 1 bath home with central heat and central air. It is on corner property with garage, storage building and fenced backyard. Price has been reduced from $43,500 to $36,500.

23. 2018-07-05
    listed $43,500 Active 182-char remark

    Show marketing remark (182 chars)

    2 bedroom, 1 bath home with central heat and central air. It is on corner property with garage, storage building and fenced backyard. Price has been reduced from $43,500 to $36,500.

24. 2014-10-24
    soldstatus Sold
25. 2014-10-23
    soldstatus
26. 2014-10-23
    soldstatus
27. 2014-09-29
    status Pending
28. 2014-09-08
    listed $42,000 Active
29. 2005-10-06
    soldstatus
30. 2005-09-03
    historical
31. 2005-07-13
    listed $16,000

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,101/yr (+$92/mo · 109.7%)

ⓘ 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 19% 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: $10,200
• − Mortgage interest: −$6,442
• − Property taxes: −$1,004
• − Insurance: −$575
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$3,345
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $-86/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

+618.8% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $115,000 NTREIS
• 2026-03-03 Listed $120,000 NTREIS
• 2019-07-29 Sold (Public Records) — Public Records
• 2019-07-25 Sold (MLS) — NTREIS
• 2019-05-18 Price Changed $35,000 NTREIS
• 2019-01-03 Price Changed $36,500 NTREIS
• 2018-12-05 Price Changed $38,500 NTREIS
• 2018-07-05 Listed $43,500 NTREIS
• 2014-10-24 Sold (MLS) — NTREIS
• 2014-10-23 Sold (Public Records) — Public Records
• 2014-10-23 Sold (Public Records) — Public Records
• 2014-09-29 Pending — NTREIS
• 2014-09-08 Listed $42,000 NTREIS
• 2005-10-06 Sold (MLS) — NTREIS
• 2005-09-03 Listing Removed — NTREIS
• 2005-07-13 Listed $16,000 NTREIS

Property tax history

+2.5%/yr

Latest (2025): $1,004 · -6.4% YoY. Source: county tax records.