110 E Ross St · Rising Star, TX 76471

$27,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 35 Days on market

Built 1940 0.51 ac lot Est $39k · 31% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

OPPORTUNITY Awaits In Rising Star, Texas. Uninhabitable sale at Land Value. This Propperty at 110 E Ross St Offers a Chance to Own Land Within The City Limits With Convenient Access to Local Amenities, School, and The Downtown Area , Located in EastLand County and Within Rising Star ISD, This Tract May be Ideal For Buyers Looking Homesite, Investment Property , or Future Development Opportunity, Enjoy Small-Town Living with Room to Explore your Vision. Buyer to verify Lot size, Dimensions, Zoning, Utilities, Restrictions, and Intended Use. Buyer to Verify All Information.

Key facts

• Investment property
• Local amenities
• Downtown area

Tags

• LOCAL AMENITIES
• DOWNTOWN AREA
• INVESTMENT PROPERTY
• FUTURE DEVELOPMENT OPPORTUNITY

Property features AI

Finance

• Other: Property is for sale and listed as Active; Possession at closing/funding
• Financial info: Listing terms: Cash; Loan type indicated as Treat As Clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: No covered parking or carport; no parking features listed
• Security: No security features listed
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1940; One story
• Construction: Year built 1940; No additional construction materials, roof, or foundation details provided
• Exterior features: Lot is approximately 0.5062 acres; Subdivision: A G Smith

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom ~9 x 10; Bedroom ~19 x 11; Bedroom ~8 x 10
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling information provided
• Interior features: One-level layout; 4 total rooms (living area and dining area included); Living area approximately 1400
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,392 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, health & safety D+, crime F.
• Rising Star ISD (rural): math 40% / reading 40% proficiency, ranked #773 of 1,141 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rising Star El (math 24% / reading 34%, grade F, #2,525 of 4,322 statewide, top 62%, 94 students, 68% FRL).
• Market conditions: 35 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 $891 of equity ($187 loan paydown + $704 appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 4.41% ✓
• Cap rate: 39.89%
• Cash-on-cash: 119.99%
• DSCR: 6.34
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $39,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 N Main St	0.63mi	3/2.0	1,600 (+14%)	1mo	$45,000	$28	42

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

Projected returns pro-forma

2.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.17×
• Total profit: $46,670
• Equity at exit: $11,550

10-year hold

• IRR: —
• Equity multiple: 14.94×
• Total profit: $105,382
• Equity at exit: $17,353

Cash invested: $7,560 (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 76471

• Home prices YoY: 1.4%
• Active inventory: 35
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$11
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $690

Break-even live

Break-even rent $319

Max offer price $27,000

Occupancy floor 37%

Sensitivity live

Price	-10% $705	-5% $697	+0% $690	+5% $682	+10% $674
Rent	-10% $595	-5% $642	+0% $690	+5% $737	+10% $784
Rate	-1.0pp $703	-0.5pp $696	base $690	+0.5pp $683	+1.0pp $675

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $27,000 Active 35 DOM
2. 2026-06-18
   days on market $27,000 Active 33 DOM
3. 2026-06-17
   days on market $27,000 Active 32 DOM
4. 2026-06-16
   days on market $27,000 Active 31 DOM
5. 2026-06-15
   days on market $27,000 Active 30 DOM
6. 2026-06-15
   days on market $27,000 Active 29 DOM
7. 2026-06-13
   days on market $27,000 Active 28 DOM
8. 2026-06-12
   days on market $27,000 Active 27 DOM
9. 2026-06-09
   days on market $27,000 Active 24 DOM
10. 2026-06-08
    days on market $27,000 Active 23 DOM
11. 2026-06-08
    days on market $27,000 Active 22 DOM
12. 2026-06-05
    pricedays on market $27,000 Active 20 DOM
13. 2026-06-03
    days on market $37,000 Active 18 DOM
14. 2026-06-02
    days on market $37,000 Active 17 DOM
15. 2026-06-01
    days on market $37,000 Active 16 DOM
16. 2026-05-31
    days on market $37,000 Active 15 DOM
17. 2026-05-16
    listed $37,000 Active

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$101/yr (+$8/mo · 25.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,302
• − Mortgage interest: −$1,512
• − Property taxes: −$393
• − Insurance: −$932
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$785
• Taxable income: $8,390
• Est. tax owed @ 24.0%: −$2,014
• After-tax cash flow: $6,260/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: Rising Star ISD
• NCES district ID: 4837230
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $33,092
• Composite: 35.31/100
• National rank: #9821
• State rank: #773 of 1141 in TX

Livability — Rising Star

• Score: 54/100
• State rank: #1392
• US rank: #23839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rising Star, TX
• Population (ZIP): 1,530

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 15% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 12% Lithuanian 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 10%

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: ▲ 2.61%
• Current HPI: 194.5338
• 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

1 event — show timeline

• 2026-05-16 Listed $37,000 NTREIS

Property tax history

-4.0%/yr

Latest (2025): $393 · +1.6% YoY. Source: county tax records.