513 E Conner St · Eastland, TX 76448

$135,000

3 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 291 Days on market

Built 1950 9,365 sqft lot $93/sqft · 15% below area Est $158k · 15% under

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Why this score? — see what drove the D 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 +14.1/15.0
• Cash flow +10.0/30.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a 3 bedroom home that won't break the budget? This one might be it! This property features 3 bedrooms, a nice layout, original harwood floors, and a quiet location. It has a huge kitchen and a fenced yard. It is ready to move in now or could be customized to make it your own. Investor? This would also make a great rental property. Come take a look!

Key facts

• Fenced yard
• Huge kitchen
• Quiet location

Tags

• HUGE KITCHEN
• FENCED YARD
• QUIET LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-81 ($-968/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (21.1% below list).
• Recommended offer: $106k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.1% in Eastland — 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 76/100 on livability (#104 in TX, #3,483 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Eastland ISD (town): math 45% / reading 41% proficiency, ranked #349 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Siebert El (math 49% / reading 43%, grade D-, #1,097 of 4,322 statewide, top 26%, 491 students, 65% FRL); Eastland Middle (math 41% / reading 36%, grade F, #704 of 1,662 statewide, top 43%, 257 students, 59% FRL); Eastland H S (math 42% / reading 47%, grade F, #652 of 1,632 statewide, top 43%, 309 students, 57% FRL).
• Market conditions: 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 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 $106,488 (21.1% 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 291 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (median comp): $158,073
• List price: $135,000
• Delta: -14.60%
• 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
504 Garvin St	0.09mi	4/2.0 (+1)	1,401 (-4%)	6mo	$148,996	$106	75
417 Lens St	0.19mi	3/2.0	1,363 (-6%)	2mo	$272,500	$200	75
424 Lens St	0.16mi	4/2.0 (+1)	1,401 (-4%)	5mo	$148,996	$106	73
408 Lens St	0.18mi	4/2.0 (+1)	1,401 (-4%)	4mo	$147,090	$105	73
520 Lens St	0.15mi	4/2.0 (+1)	1,401 (-4%)	6mo	$151,988	$108	73
508 Garvin St	0.09mi	4/2.5 (+1)	1,600 (+10%)	2mo	$147,990	$92	67
417 Garvin St	0.12mi	4/2.5 (+1)	1,600 (+10%)	3mo	$153,490	$96	65
524 Lens St	0.14mi	4/2.5 (+1)	1,600 (+10%)	2mo	$149,990	$94	64
910 S Seaman St	0.33mi	3/2.0	1,364 (-6%)	7mo	$199,000	$146	64
428 Lens St	0.15mi	4/2.5 (+1)	1,600 (+10%)	6mo	$159,997	$100	61
608 S Seaman St	0.40mi	2/1.0 (-1)	1,343 (-8%)	4mo	$153,000	$114	59
300 E Plummer St	0.55mi	2/2.0 (-1)	1,274 (-13%)	2mo	$135,000	$106	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-27,003
• Equity at exit: $20,129

10-year hold

• IRR: -13.7%
• Equity multiple: 0.20×
• Total profit: $-30,090
• Equity at exit: $11,672

Cash invested: $37,800 (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 76448

• Home prices YoY: -21.7%
• Active inventory: 84
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-81

Break-even live

Break-even rent $1,167

Max offer price $120,753

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-42	+0% $-81	+5% $-119	+10% $-157
Rent	-10% $-165	-5% $-123	+0% $-81	+5% $-39	+10% $3
Rate	-1.0pp $-13	-0.5pp $-46	base $-81	+0.5pp $-116	+1.0pp $-151

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 S Marsh St Unit D Eastland, TX	2.0	1.5	1066	$1,100	$1.03	45d	1	0.23mi
600 W Sadosa St Unit 5 Eastland, TX	2.0	1.0	896	$940	$1.05	45d	1	0.70mi

Listing history 11 events

1. 2025-08-06
   listed $135,000 Active 362-char remark

   Show marketing remark (362 chars)

   Looking for a 3 bedroom home that won't break the budget? This one might be it! This property features 3 bedrooms, a nice layout, original harwood floors, and a quiet location. It has a huge kitchen and a fenced yard. It is ready to move in now or could be customized to make it your own. Investor? This would also make a great rental property. Come take a look!

2. 2023-05-05
   soldstatus Closed 577-char remark

   Show marketing remark (577 chars)

   This pretty little 1458 Sq Ft 3 bed 1 bath home sits in a well-established, sweet little neighborhood in Eastland waiting for its family!! It has a good layout and a huge kitchen with an extra room and laundry off of it. This one would make a great rental property or even a first home for a family. Good size bedrooms and bathroom and extra space for lots of storage! Perfect size yard for low maintenance but enough for kids and pets to play! With just a little bit of TLC and your own touch added, this cute house could be your home!! All electric, city water, city sewer.

3. 2023-05-02
   soldstatus
4. 2023-05-02
   soldstatus
5. 2023-03-29
   historical Active Contingent 577-char remark

   Show marketing remark (577 chars)

   This pretty little 1458 Sq Ft 3 bed 1 bath home sits in a well-established, sweet little neighborhood in Eastland waiting for its family!! It has a good layout and a huge kitchen with an extra room and laundry off of it. This one would make a great rental property or even a first home for a family. Good size bedrooms and bathroom and extra space for lots of storage! Perfect size yard for low maintenance but enough for kids and pets to play! With just a little bit of TLC and your own touch added, this cute house could be your home!! All electric, city water, city sewer.

6. 2023-03-28
   listed $125,000 Active 577-char remark

   Show marketing remark (577 chars)

   This pretty little 1458 Sq Ft 3 bed 1 bath home sits in a well-established, sweet little neighborhood in Eastland waiting for its family!! It has a good layout and a huge kitchen with an extra room and laundry off of it. This one would make a great rental property or even a first home for a family. Good size bedrooms and bathroom and extra space for lots of storage! Perfect size yard for low maintenance but enough for kids and pets to play! With just a little bit of TLC and your own touch added, this cute house could be your home!! All electric, city water, city sewer.

7. 2013-03-26
   soldstatus
8. 2012-04-19
   historical
9. 2011-06-20
   listed $67,500
10. 2010-12-02
    historical
11. 2010-06-01
    listed $75,000

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$578/yr (+$48/mo · 30.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°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: $12,779
• − Mortgage interest: −$7,562
• − Property taxes: −$1,892
• − Insurance: −$675
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,927
• Taxable loss: −$3,323
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $-170/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: Eastland ISD
• NCES district ID: 4817960
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $35,347
• Composite: 35.61/100
• National rank: #4894
• State rank: #349 of 826 in TX

Livability — Eastland

• Score: 76/100
• State rank: #104
• US rank: #3483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastland, TX
• Population (ZIP): 4,920

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 (85%)
• Race & ethnicity: White 85% Two or more races 11% Hispanic / Latino 10% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 21% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -52.60%
• Current HPI: 190.0993
• 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

+80.0% since first listed

11 events — show timeline

• 2025-08-06 Listed $135,000 NTREIS
• 2023-05-05 Sold (MLS) — NTREIS
• 2023-05-02 Sold (Public Records) — Public Records
• 2023-05-02 Sold (Public Records) — Public Records
• 2023-03-29 Contingent — NTREIS
• 2023-03-28 Listed $125,000 NTREIS
• 2013-03-26 Sold (Public Records) — Public Records
• 2012-04-19 Listing Removed — NTREIS
• 2011-06-20 Listed $67,500 NTREIS
• 2010-12-02 Listing Removed — NTREIS
• 2010-06-01 Listed $75,000 NTREIS

Property tax history

+2.7%/yr

Latest (2025): $1,892 · -0.3% YoY. Source: county tax records.