1106 2nd St · Queen City, TX 75572

$73,000

3 bd · 1.0 ba · 1,301 sqft · SingleFamily public records · 98 Days on market

Built 1975 0.73 ac lot $56/sqft · at area comps Est $73k · at est.

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +7.3/10.0
• ARV discount +7.3/15.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent investment opportunity! This property is a blank canvas ready for your vision. Whether you're looking for your next flip project or a rental investment, the possibilities are endless. Situated on three spacious lots, there is plenty of room to expand, add additional housing, or build a detached garage or shop. With the right touch, this property can truly shine. Don't miss your chance to transform this diamond in the rough into something special!

Key facts

• Three spacious lots
• Build a shop
• Room to expand

Tags

• THREE SPACIOUS LOTS
• ROOM TO EXPAND
• ADD ADDITIONAL HOUSING
• BUILD A DETACHED GARAGE
• BUILD A SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $73k).
• Recommended offer: $66k (9.0% 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+, schools D, amenities 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.
• 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 $3k of equity ($505 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,430 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.23% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.70%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $72,628
• List price: $73,000
• Delta: 0.51%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 2.08×
• Total profit: $22,040
• Equity at exit: $35,683

10-year hold

• IRR: 19.1%
• Equity multiple: 3.96×
• Total profit: $60,551
• Equity at exit: $57,326

Cash invested: $20,440 (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: 6.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $165

Break-even live

Break-even rent $691

Max offer price $73,000

Occupancy floor 77%

Sensitivity live

Price	-10% $206	-5% $186	+0% $165	+5% $145	+10% $124
Rent	-10% $94	-5% $130	+0% $165	+5% $201	+10% $236
Rate	-1.0pp $202	-0.5pp $184	base $165	+0.5pp $146	+1.0pp $127

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: $18,250
• Closing costs: $2,190
• 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	44d	1	1.30mi

Listing history 21 events

1. 2026-06-19
   days on market $73,000 Active 98 DOM
2. 2026-06-18
   days on market $73,000 Active 97 DOM
3. 2026-06-17
   days on market $73,000 Active 96 DOM
4. 2026-06-16
   days on market $73,000 Active 95 DOM
5. 2026-06-15
   days on market $73,000 Active 94 DOM
6. 2026-06-14
   days on market $73,000 Active 92 DOM
7. 2026-06-13
   days on market $73,000 Active 91 DOM
8. 2026-06-10
   days on market $73,000 Active 89 DOM
9. 2026-06-09
   days on market $73,000 Active 88 DOM
10. 2026-06-08
    days on market $73,000 Active 87 DOM
11. 2026-06-07
    days on market $73,000 Active 86 DOM
12. 2026-06-03
    days on market $73,000 Active 82 DOM
13. 2026-06-02
    days on market $73,000 Active 81 DOM
14. 2026-06-01
    days on market $73,000 Active 80 DOM
15. 2026-05-31
    days on market $73,000 Active 79 DOM
16. 2026-05-30
    days on market $73,000 Active 78 DOM
17. 2026-03-13
    listed $73,000 Active 460-char remark

    Show marketing remark (460 chars)

    Excellent investment opportunity! This property is a blank canvas ready for your vision. Whether you're looking for your next flip project or a rental investment, the possibilities are endless. Situated on three spacious lots, there is plenty of room to expand, add additional housing, or build a detached garage or shop. With the right touch, this property can truly shine. Don't miss your chance to transform this diamond in the rough into something special!

18. 2025-01-08
    soldstatus
19. 2025-01-07
    soldstatus Closed 218-char remark

    Show marketing remark (218 chars)

    Sitting on . 76 acre lot, this 3 bedroom 1 bath house has the potential to be a great long-term investment property or starter home. The 1300 sqft house has an open concept layout featuring a large bonus/ laundry room.

20. 2024-11-21
    status Pending 218-char remark

    Show marketing remark (218 chars)

    Sitting on . 76 acre lot, this 3 bedroom 1 bath house has the potential to be a great long-term investment property or starter home. The 1300 sqft house has an open concept layout featuring a large bonus/ laundry room.

21. 2024-08-26
    listed $70,000 Active 218-char remark

    Show marketing remark (218 chars)

    Sitting on . 76 acre lot, this 3 bedroom 1 bath house has the potential to be a great long-term investment property or starter home. The 1300 sqft house has an open concept layout featuring a large bonus/ laundry room.

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $1,591 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 22 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: −$4,089
• − Property taxes: −$1,591
• − Insurance: −$365
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,124
• Taxable income: $903
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $1,765/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

+4.3% since first listed

5 events — show timeline

• 2026-03-13 Listed $73,000 TBOR
• 2025-01-08 Sold (Public Records) — Public Records
• 2025-01-07 Sold (MLS) — TBOR
• 2024-11-21 Pending — TBOR
• 2024-08-26 Listed $70,000 TBOR

Property tax history

-1.1%/yr

Latest (2025): $1,591 · +7.6% YoY. Source: county tax records.