210 & 212 W 2nd St · Breckenridge, TX 76424

$49,960

2 bd · 1.0 ba · 740 sqft · SingleFamily public records · 263 Days on market

0.32 ac lot $68/sqft · 14% below area Est $58k · 14% under ↓ 7% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTMENT PROPERTY! This 0.321 Acres is located in residential area north side of town, with a 740 sq ft house and 504 sq ft Carport with new steel roof on one lot. There is a BONUS LOT that has already been cleared off and ready to start your next project. Seller is willing to Owner finance with the terms being $25,000 down and $520 per month for 48 months. NO INTEREST ADDED ON PAYMENTS! Let's take a look!

Key facts

• Bonus lot
• Cleared off
• Residential area

Tags

• INVESTMENT PROPERTY
• RESIDENTIAL AREA
• BONUS LOT
• CLEARED OFF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $7 ($90/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 3.7% in Breckenridge — 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 65/100 on livability (#695 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, schools D-, amenities F.
• Breckenridge ISD (town): math 36% / reading 32% proficiency, ranked #551 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 2 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($345 loan paydown + $900 appreciation (1.8% local appreciation)).
• Stephens County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,964 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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: 1.86% ✓
• Cap rate: 16.72%
• Cash-on-cash: 37.23%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (median comp): $57,811
• List price: $49,960
• Delta: -13.58%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

1.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.26×
• Total profit: $3,650
• Equity at exit: $19,172

10-year hold

• IRR: 8.9%
• Equity multiple: 2.20×
• Total profit: $16,720
• Equity at exit: $27,204

Cash invested: $13,989 (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 76424

• Home prices YoY: 1.6%
• Active inventory: 119
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $7

Break-even live

Break-even rent $921

Max offer price $49,960

Occupancy floor 94%

Sensitivity live

Price	-10% $36	-5% $22	+0% $7	+5% $-7	+10% $-21
Rent	-10% $-66	-5% $-29	+0% $7	+5% $44	+10% $81
Rate	-1.0pp $33	-0.5pp $20	base $7	+0.5pp $-5	+1.0pp $-19

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: $12,490
• Closing costs: $1,499
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $49,960 Active 263 DOM
2. 2026-06-18
   days on market $49,960 Active 261 DOM
3. 2026-06-17
   days on market $49,960 Active 260 DOM
4. 2026-06-16
   days on market $49,960 Active 259 DOM
5. 2026-06-15
   days on market $49,960 Active 258 DOM
6. 2026-06-13
   days on market $49,960 Active 256 DOM
7. 2026-06-12
   days on market $49,960 Active 255 DOM
8. 2026-06-09
   days on market $49,960 Active 252 DOM
9. 2026-06-08
   days on market $49,960 Active 251 DOM
10. 2026-06-08
    days on market $49,960 Active 250 DOM
11. 2026-06-05
    days on market $49,960 Active 248 DOM
12. 2026-06-03
    days on market $49,960 Active 246 DOM
13. 2026-06-02
    days on market $49,960 Active 245 DOM
14. 2026-06-01
    days on market $49,960 Active 244 DOM
15. 2026-05-31
    days on market $49,960 Active 243 DOM
16. 2025-12-15
    price $49,960 413-char remark

    Show marketing remark (413 chars)

    INVESTMENT PROPERTY! This 0.321 Acres is located in residential area north side of town, with a 740 sq ft house and 504 sq ft Carport with new steel roof on one lot. There is a BONUS LOT that has already been cleared off and ready to start your next project. Seller is willing to Owner finance with the terms being $25,000 down and $520 per month for 48 months. NO INTEREST ADDED ON PAYMENTS! Let's take a look!

17. 2025-09-29
    listed $54,000 Active 413-char remark

    Show marketing remark (413 chars)

    INVESTMENT PROPERTY! This 0.321 Acres is located in residential area north side of town, with a 740 sq ft house and 504 sq ft Carport with new steel roof on one lot. There is a BONUS LOT that has already been cleared off and ready to start your next project. Seller is willing to Owner finance with the terms being $25,000 down and $520 per month for 48 months. NO INTEREST ADDED ON PAYMENTS! Let's take a look!

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $914 · $76/mo
• Expected delta: +$693/yr (+$58/mo · 314.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $11,168
• − Mortgage interest: −$2,799
• − Property taxes: −$221
• − Insurance: −$5,368
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$1,453
• Taxable loss: −$460
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $200/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: Breckenridge ISD
• NCES district ID: 4811220
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $40,744
• Composite: 28.66/100
• National rank: #6700
• State rank: #551 of 826 in TX

Livability — Breckenridge

• Score: 65/100
• State rank: #695
• US rank: #12987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge, TX
• Population (ZIP): 8,626

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 10,625 people
• By 2030: 11,029 · +3.8%
• By 2040: 11,827 · +11.3%
• By 2050: 12,609 · +18.7%
• By 2075: 13,855 · +30.4%
• By 2100: 13,067 · +23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 12% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+79.3) · D 10.2% · R 89.5%
• 2008→2024 swing: -15.7pp toward R · 2008: -63.6pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+78.6 2016: R+77.8 2012: R+70.9 2008: R+63.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.80%
• Current HPI: 110.8496
• 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

-7.5% since first listed

2 events — show timeline

• 2025-12-15 Price Changed $49,960 NTREIS
• 2025-09-29 Listed $54,000 NTREIS

Property tax history

+9.1%/yr

Latest (2025): $221 · +9.0% YoY. Source: county tax records.