601 S Center St · Archer City, TX 76351

$120,000

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 18 Days on market

Built 1935 Good condition

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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).

• Cash flow +11.6/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0

Listing remarks

This precious cottage style 3bed 1bath holds convenient corner lot location to have you on your way to all your day holds on HWY 79, or to give your kids a straight shot to school afoot! Renovated kitchen and bathroom. Updated flooring. Brand new dishwasher. Freshly painted. Stainless steel appliances. Schedule a showing to come see it yourself!

Key facts

• Brand new dishwasher
• Freshly painted
• Renovated kitchen

Tags

• CORNER LOT LOCATION
• RENOVATED KITCHEN
• UPDATED FLOORING
• BRAND NEW DISHWASHER
• FRESHLY PAINTED
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; One-story; Faces northeast
• Construction: Masonite exterior; Composition roof
• Exterior features: Covered porch; Fenced

Interior

• Kitchen: Dishwasher; Gas cooktop
• Flooring: Tile
• Heating & cooling: Central air; Has cooling
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-36 ($-438/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (16.9% below list).
• Recommended offer: $100k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#220 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Archer City ISD (rural): math 56% / reading 63% proficiency, ranked #79 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Archer City El (math 62% / reading 62%, grade B, #321 of 4,322 statewide, top 8%, 287 students, 54% FRL); Archer City H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 206 students, 48% FRL) — zoned schools average 51% FRL vs 34% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 25 units permitted in Archer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($830 loan paydown + $8k appreciation (7.1% local appreciation)).
• Archer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,704 (16.9% 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. Built in 1935 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.83% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.19×
• Total profit: $40,000
• Equity at exit: $83,591

10-year hold

• IRR: 16.3%
• Equity multiple: 4.51×
• Total profit: $117,988
• Equity at exit: $159,181

Cash invested: $33,600 (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 76351

• Home prices YoY: 7.0%
• Active inventory: 8
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-36

Break-even live

Break-even rent $1,043

Max offer price $113,555

Occupancy floor 99%

Sensitivity live

Price	-10% $31	-5% $-3	+0% $-36	+5% $-70	+10% $-104
Rent	-10% $-115	-5% $-76	+0% $-36	+5% $3	+10% $42
Rate	-1.0pp $24	-0.5pp $-6	base $-36	+0.5pp $-68	+1.0pp $-99

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $120,000 Active 18 DOM
2. 2026-06-18
   days on market $120,000 Active 17 DOM
3. 2026-06-17
   days on market $120,000 Active 16 DOM
4. 2026-06-16
   days on market $120,000 Active 15 DOM
5. 2026-06-15
   days on market $120,000 Active 14 DOM
6. 2026-06-14
   days on market $120,000 Active 12 DOM
7. 2026-06-13
   days on market $120,000 Active 11 DOM
8. 2026-06-10
   days on market $120,000 Active 9 DOM
9. 2026-06-09
   days on market $120,000 Active 8 DOM
10. 2026-06-08
    days on market $120,000 Active 7 DOM
11. 2026-06-07
    days on market $120,000 Active 6 DOM
12. 2026-06-05
    days on market $120,000 Active 3 DOM
13. 2026-06-03
    days on market $120,000 Active 2 DOM
14. 2026-06-02
    remarks 347-char remark
15. 2026-06-02
    listed $120,000 Active 1 DOM

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$458/yr (+$38/mo · 26.3%)

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

Taxation est. · year 1

• Rental income: $11,964
• − Mortgage interest: −$6,722
• − Property taxes: −$1,738
• − Insurance: −$600
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$3,491
• Taxable loss: −$2,501
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $162/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming 3-bedroom, 1-bathroom home is in excellent condition with recent updates and renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor light fixtures — Improves curb appeal and safety
• Both Install new outdoor lighting — Enhances curb appeal and safety
• Both Replace outdoor carpet with a durable material — Improves durability and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor light fixtures — Improves curb appeal and safety ↑
• Both Install new outdoor lighting — Enhances curb appeal and safety ↑
• Both Replace outdoor carpet with a durable material — Improves durability and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Archer City ISD
• NCES district ID: 4808610
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $43,782
• Composite: 50.04/100
• National rank: #1917
• State rank: #79 of 826 in TX

Livability — Archer City

• Score: 73/100
• State rank: #220
• US rank: #5417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archer City, TX
• Population (ZIP): 1,481

Population outlook (Archer County) Hauer SSP2

• Today (2025): 8,158 people
• By 2030: 7,855 · -3.7%
• By 2040: 7,120 · -12.7%
• By 2050: 6,320 · -22.5%
• By 2075: 4,842 · -40.6%
• By 2100: 3,527 · -56.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Archer

• 2024 margin: Solid R (+79.3) · D 10.1% · R 89.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -65.4pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+80.4 2016: R+79.4 2012: R+73.8 2008: R+65.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.06%
• Current HPI: 107.3175
• 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

• 2026-06-01 Listed $120,000 WFAOR