305 Marietta St · Queen City, TX 75572

$84,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 41 Days on market

Built 1965 0.30 ac lot $96/sqft · 28% below area Est $118k · 28% under

---

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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Appreciation +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 bed, 1 bath home in Queen City located right next to the middle school. Approx. 884 sq ft, perfect for a starter home or investment property. Currently tenant-occupied—do not disturb tenants. Can be purchased individually or as part of a package with 9 additional properties.

Key facts

• 0.3 acre lot
• Built 1965
• Listed 41 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story; Located in Queen City OT subdivision
• Construction: Wood siding; Pillar/post/pier foundation; Built with wood siding construction
• Exterior features: Shingle roof; Patio/porch: none; City street frontage; Lot approximately 0.296 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level layout

🏷️ Possibly a rental listed for sale. The $84,900 price doesn't fit this home's estimated sale value (~$117,816) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#735 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Queen City ISD (rural): math 39% / reading 45% proficiency, ranked #355 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J K Hileman El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 384 students, 76% FRL); Morris Upchurch Middle (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 274 students, 61% FRL); Queen City H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 296 students, 53% FRL).
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($587 loan paydown + $3k appreciation (3.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1965 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $117,816
• List price: $84,900
• Delta: -27.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 West Lanark St	0.53mi	3/1.0 (+1)	999 (+13%)	9mo	$120,000	$120	41

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

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.91×
• Total profit: $21,688
• Equity at exit: $41,500

10-year hold

• IRR: 16.6%
• Equity multiple: 3.60×
• Total profit: $61,809
• Equity at exit: $66,671

Cash invested: $23,772 (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 75572

• Home prices YoY: 2.6%
• Active inventory: 65
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $131

Break-even live

Break-even rent $735

Max offer price $84,900

Occupancy floor 80%

Sensitivity live

Price	-10% $179	-5% $155	+0% $131	+5% $107	+10% $83
Rent	-10% $60	-5% $95	+0% $131	+5% $166	+10% $202
Rate	-1.0pp $173	-0.5pp $152	base $131	+0.5pp $109	+1.0pp $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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Clearview St Unit B Atlanta, TX	2.0	1.0	962	$900	$0.94	45d	1	1.06mi

Listing history 18 events

1. 2026-06-21
   days on market $84,900 Active 41 DOM
2. 2026-06-19
   days on market $84,900 Active 39 DOM
3. 2026-06-18
   days on market $84,900 Active 38 DOM
4. 2026-06-17
   days on market $84,900 Active 37 DOM
5. 2026-06-16
   days on market $84,900 Active 36 DOM
6. 2026-06-15
   days on market $84,900 Active 35 DOM
7. 2026-06-14
   days on market $84,900 Active 33 DOM
8. 2026-06-13
   days on market $84,900 Active 32 DOM
9. 2026-06-10
   days on market $84,900 Active 30 DOM
10. 2026-06-09
    days on market $84,900 Active 29 DOM
11. 2026-06-08
    days on market $84,900 Active 28 DOM
12. 2026-06-07
    days on market $84,900 Active 27 DOM
13. 2026-06-03
    days on market $84,900 Active 23 DOM
14. 2026-06-02
    days on market $84,900 Active 22 DOM
15. 2026-06-01
    days on market $84,900 Active 21 DOM
16. 2026-05-31
    days on market $84,900 Active 20 DOM
17. 2026-05-30
    days on market $84,900 Active 19 DOM
18. 2026-04-09
    listed $84,900 Active 283-char remark

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,554 · $129/mo
• Expected delta: +$358/yr (+$30/mo · 29.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 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: $10,800
• − Mortgage interest: −$4,756
• − Property taxes: −$1,196
• − Insurance: −$424
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,470
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,514/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: Queen City ISD
• NCES district ID: 4836210
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $43,663
• Composite: 35.53/100
• National rank: #4908
• State rank: #355 of 826 in TX

Livability — Queen City

• Score: 64/100
• State rank: #735
• US rank: #13663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Queen City, TX
• Population (ZIP): 2,942

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 6% Arabic 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 143.673
• 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

• 2026-04-09 Listed $84,900 TBOR

Property tax history

+8.2%/yr

Latest (2025): $1,196 · +17.6% YoY. Source: county tax records.