306 W 3rd St · Cisco, TX 76437

$30,000

3 bd · 1.0 ba · 798 sqft · SingleFamily public records · 144 Days on market

Built 1920 0.26 ac lot $38/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic investment opportunity featuring a 3-bedroom, 2-bath main house plus a cozy guest house with an efficiency type layout all situated on a spacious lot just blocks from downtown Cisco. Step into the main home through an intricately designed front door and discover a property full of character, including a welcoming living room and a large dining area adjacent to the galley-style kitchen. The home is renovation-ready, having already undergone a major clean-out with a bathroom somewhat gutted and a new roof on the back addition of the house—providing a great head start for your vision. Ideal for investors or potential rental income. Ask about owner financing possibility. As-Is.

Key facts

• Galley-style kitchen
• Spacious lot
• Large dining area

Tags

• COZY GUEST HOUSE
• SPACIOUS LOT
• WELCOMING LIVING ROOM
• LARGE DINING AREA
• GALLEY-STYLE KITCHEN
• RENOVATION READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 3.5% in Cisco — 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 75/100 on livability (#121 in TX, #3,812 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cisco ISD (town): math 53% / reading 58% proficiency, ranked #118 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k appreciation (8.8% local appreciation)).
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $9k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 2.83% ✓
• Cap rate: 24.64%
• Cash-on-cash: 65.52%
• DSCR: 3.92
• GRM: 2.9

CMA / ARV

• ARV (median comp): $124,307
• List price: $30,000
• Delta: -75.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.9%
• Equity multiple: 6.14×
• Total profit: $43,174
• Equity at exit: $24,481

10-year hold

• IRR: 70.8%
• Equity multiple: 13.35×
• Total profit: $103,743
• Equity at exit: $50,301

Cash invested: $8,400 (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 76437

• Home prices YoY: 5.6%
• Active inventory: 82
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $459

Break-even live

Break-even rent $269

Max offer price $30,000

Occupancy floor 41%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Conrad Hilton Blvd Cisco, TX	1.0–2.0	1.0	910	$850	$0.93	20d	10	0.20mi

Listing history 27 events

1. 2026-06-18
   days on market $30,000 Active 144 DOM
2. 2026-06-17
   days on market $30,000 Active 143 DOM
3. 2026-06-16
   days on market $30,000 Active 142 DOM
4. 2026-06-15
   days on market $30,000 Active 141 DOM
5. 2026-06-13
   days on market $30,000 Active 139 DOM
6. 2026-06-12
   days on market $30,000 Active 138 DOM
7. 2026-06-09
   days on market $30,000 Active 135 DOM
8. 2026-06-08
   days on market $30,000 Active 134 DOM
9. 2026-06-08
   days on market $30,000 Active 133 DOM
10. 2026-06-07
    days on market $30,000 Active 132 DOM
11. 2026-06-03
    days on market $30,000 Active 129 DOM
12. 2026-06-02
    days on market $30,000 Active 128 DOM
13. 2026-06-01
    pricedays on market $30,000 Active 127 DOM
14. 2026-05-31
    days on market $35,000 Active 126 DOM
15. 2026-02-22
    price $35,000 700-char remark

    Show marketing remark (700 chars)

    Fantastic investment opportunity featuring a 3-bedroom, 2-bath main house plus a cozy guest house with an efficiency type layout all situated on a spacious lot just blocks from downtown Cisco. Step into the main home through an intricately designed front door and discover a property full of character, including a welcoming living room and a large dining area adjacent to the galley-style kitchen. The home is renovation-ready, having already undergone a major clean-out with a bathroom somewhat gutted and a new roof on the back addition of the house—providing a great head start for your vision. Ideal for investors or potential rental income. Ask about owner financing possibility. As-Is.

16. 2026-01-25
    listed $39,000 Active 700-char remark

    Show marketing remark (700 chars)

    Fantastic investment opportunity featuring a 3-bedroom, 2-bath main house plus a cozy guest house with an efficiency type layout all situated on a spacious lot just blocks from downtown Cisco. Step into the main home through an intricately designed front door and discover a property full of character, including a welcoming living room and a large dining area adjacent to the galley-style kitchen. The home is renovation-ready, having already undergone a major clean-out with a bathroom somewhat gutted and a new roof on the back addition of the house—providing a great head start for your vision. Ideal for investors or potential rental income. Ask about owner financing possibility. As-Is.

17. 2022-07-14
    soldstatus Closed 253-char remark

    Show marketing remark (253 chars)

    3 bedroom, 2 bath Victorian style home seeking rennovations. It retains some of the unique characteristics from its time period like the pretty front door and intricate door frames. It also includes a small guest house. AS-IS. No sight unseen offers.

18. 2022-06-16
    status Pending 253-char remark

    Show marketing remark (253 chars)

    3 bedroom, 2 bath Victorian style home seeking rennovations. It retains some of the unique characteristics from its time period like the pretty front door and intricate door frames. It also includes a small guest house. AS-IS. No sight unseen offers.

19. 2022-04-16
    status Active 253-char remark

    Show marketing remark (253 chars)

    3 bedroom, 2 bath Victorian style home seeking rennovations. It retains some of the unique characteristics from its time period like the pretty front door and intricate door frames. It also includes a small guest house. AS-IS. No sight unseen offers.

20. 2022-04-15
    historical Active Option Contract 253-char remark

    Show marketing remark (253 chars)

    3 bedroom, 2 bath Victorian style home seeking rennovations. It retains some of the unique characteristics from its time period like the pretty front door and intricate door frames. It also includes a small guest house. AS-IS. No sight unseen offers.

21. 2022-04-10
    listed $21,000 Active 253-char remark

    Show marketing remark (253 chars)

    3 bedroom, 2 bath Victorian style home seeking rennovations. It retains some of the unique characteristics from its time period like the pretty front door and intricate door frames. It also includes a small guest house. AS-IS. No sight unseen offers.

22. 2021-12-20
    historical
23. 2021-12-18
    status Active
24. 2021-11-03
    status Pending
25. 2021-10-31
    listed $22,000 Active
26. 2016-04-29
    soldstatus
27. 2010-10-05
    soldstatus

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$33/yr (+$3/mo · 6.3%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 22 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: $10,200
• − Mortgage interest: −$1,680
• − Property taxes: −$516
• − Insurance: −$150
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$873
• Taxable income: $5,348
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $4,220/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: Cisco ISD
• NCES district ID: 4814070
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 58% ▲ 6.00%
• Median HH income: $39,085
• Composite: 46.29/100
• National rank: #2478
• State rank: #118 of 826 in TX

Livability — Cisco

• Score: 75/100
• State rank: #121
• US rank: #3812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cisco, TX
• Population (ZIP): 5,895

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 18% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 14% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 12% Vietnamese 1%

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: ▲ 8.82%
• Current HPI: 167.4457
• 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

+59.1% since first listed

13 events — show timeline

• 2026-02-22 Price Changed $35,000 NTREIS
• 2026-01-25 Listed $39,000 NTREIS
• 2022-07-14 Sold (MLS) — NTREIS
• 2022-06-16 Pending — NTREIS
• 2022-04-16 Relisted — NTREIS
• 2022-04-15 Contingent — NTREIS
• 2022-04-10 Listed $21,000 NTREIS
• 2021-12-20 Listing Removed — NTREIS
• 2021-12-18 Relisted — NTREIS
• 2021-11-03 Pending — NTREIS
• 2021-10-31 Listed $22,000 NTREIS
• 2016-04-29 Sold (Public Records) — Public Records
• 2010-10-05 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $516 · -7.3% YoY. Source: county tax records.