716 Baylor St · Nocona, TX 76255

$122,000

3 bd · 1.0 ba · 997 sqft · SingleFamily public records · 79 Days on market

Built 1975 8,059 sqft lot $122/sqft · at area comps Est $124k · at est.

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +8.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-bedroom 1 full bath with recent renovations throughout in a private area with country feel. Accessible distance to town for all the happenings. Primary bedroom has lots of wall space & incorporated large walk-in closet. Additional bedrooms with ample area for wardrobe. Closet space for washer-dryer. Living allows comfy space for furniture & unrestricted to kitchen. Kitchen has workable counter area & good number of cabinets with recent stove installed & ready for preparing meals. Lengthy kitchen provides room for a dining table of choice. This property would make a perfect weekend get-away or make it your permanent dwelling. Great opportunity to rent when you're not enjoying the home yourself. Nice storage building with wood flooring. Privacy fenced for freedom of interference when you need your time alone. Great for pets & the kids. All-inclusive swappable gates to lock up & drive off without any worries when you are away. Covered front porch. Protected from weather & a shaded roomy area for cookouts or just relaxing outside under the carport. Nifty side section of yard idea for the gardener of the family. Recent windows, 3-ton HVAC, LP Smartside Siding, paint, flooring, etc. Not much left to do. Come get acquainted with your new home.

Key facts

• Large walk-in closet
• Lengthy kitchen
• 8,059 sq ft lot

Tags

• LARGE WALK-IN CLOSET
• AMPLE AREA FOR WARDROBE
• CLOSET SPACE FOR WASHER-DRYER
• WORKABLE COUNTER AREA
• GOOD NUMBER OF CABINETS
• LENGTHY KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $115k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.9% in Nocona — 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 67/100 on livability (#555 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Nocona ISD (town): math 44% / reading 37% proficiency, ranked #427 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 23 units permitted in Montague County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montague County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y 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: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.06% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (median comp): $124,248
• List price: $122,000
• Delta: -1.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Grayson St	0.28mi	3/2.0	1,040 (+4%)	19mo	$125,000	$120	60
609 Baylor St	0.11mi	2/1.0 (-1)	870 (-13%)	12mo	$35,000	$40	58
907 Young St	0.14mi	3/2.0	1,140 (+14%)	9mo	$69,000	$61	58
807 W Pine St	0.42mi	3/1.0	1,087 (+9%)	20mo	$108,000	$99	49
1008 Grayson St	0.43mi	2/1.0 (-1)	1,102 (+10%)	11mo	$199,900	$181	48
201 Decatur St	0.73mi	2/1.0 (-1)	1,105 (+11%)	18mo	$139,000	$126	28

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,231
• Equity at exit: $18,191

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,486
• Equity at exit: $10,548

Cash invested: $34,160 (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 76255

• Home prices YoY: -12.5%
• Active inventory: 189
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $149

Break-even live

Break-even rent $1,110

Max offer price $122,000

Occupancy floor 84%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-18
   days on market $122,000 Active 79 DOM
2. 2026-06-17
   days on market $122,000 Active 78 DOM
3. 2026-06-16
   days on market $122,000 Active 77 DOM
4. 2026-06-15
   days on market $122,000 Active 76 DOM
5. 2026-06-15
   days on market $122,000 Active 75 DOM
6. 2026-06-13
   days on market $122,000 Active 74 DOM
7. 2026-06-12
   days on market $122,000 Active 73 DOM
8. 2026-06-10
   days on market $122,000 Active 70 DOM
9. 2026-06-08
   days on market $122,000 Active 69 DOM
10. 2026-06-08
    days on market $122,000 Active 68 DOM
11. 2026-06-05
    days on market $122,000 Active 66 DOM
12. 2026-06-03
    days on market $122,000 Active 64 DOM
13. 2026-06-02
    days on market $122,000 Active 63 DOM
14. 2026-06-01
    days on market $122,000 Active 62 DOM
15. 2026-05-31
    days on market $122,000 Active 61 DOM
16. 2026-03-31
    listed $122,000 Active 1296-char remark

    Show marketing remark (1296 chars)

    Beautiful 3-bedroom 1 full bath with recent renovations throughout in a private area with country feel. Accessible distance to town for all the happenings. Primary bedroom has lots of wall space & incorporated large walk-in closet. Additional bedrooms with ample area for wardrobe. Closet space for washer-dryer. Living allows comfy space for furniture & unrestricted to kitchen. Kitchen has workable counter area & good number of cabinets with recent stove installed & ready for preparing meals. Lengthy kitchen provides room for a dining table of choice. This property would make a perfect weekend get-away or make it your permanent dwelling. Great opportunity to rent when you're not enjoying the home yourself. Nice storage building with wood flooring. Privacy fenced for freedom of interference when you need your time alone. Great for pets & the kids. All-inclusive swappable gates to lock up & drive off without any worries when you are away. Covered front porch. Protected from weather & a shaded roomy area for cookouts or just relaxing outside under the carport. Nifty side section of yard idea for the gardener of the family. Recent windows, 3-ton HVAC, LP Smartside Siding, paint, flooring, etc. Not much left to do. Come get acquainted with your new home.

17. 2025-09-20
    historical
18. 2025-03-03
    listed $125,000 Active
19. 2024-10-31
    historical
20. 2024-03-10
    listed $125,000 Active
21. 2023-12-31
    historical
22. 2023-09-18
    status Active
23. 2023-09-16
    price $124,900
24. 2023-09-13
    historical
25. 2023-08-12
    price $129,900
26. 2023-06-13
    listed $135,000 Active
27. 2022-10-19
    historical
28. 2022-09-22
    status Active
29. 2022-09-15
    historical Active Option Contract
30. 2022-07-05
    listed $125,000 Active
31. 2021-10-18
    historical
32. 2021-09-28
    price $92,900
33. 2021-08-18
    price $109,000
34. 2021-06-22
    listed $117,000 Active
35. 2018-08-23
    soldstatus Sold
36. 2018-08-09
    status Pending
37. 2018-07-12
    listed $19,900 Active
38. 2018-06-30
    historical
39. 2018-05-26
    listed $19,900 Active
40. 2018-05-14
    historical
41. 2018-04-05
    price $19,900
42. 2018-03-15
    price $22,900
43. 2018-02-13
    listed $24,900 Active
44. 2006-12-08
    soldstatus
45. 2006-01-30
    soldstatus
46. 2004-11-01
    soldstatus
47. 2001-07-13
    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: $2,237 · $186/mo
• Projected year-2 tax: $2,237 · $186/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,587
• − Mortgage interest: −$6,834
• − Property taxes: −$2,237
• − Insurance: −$610
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$3,549
• Taxable loss: −$137
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,822/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: Nocona ISD
• NCES district ID: 4832790
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $37,890
• Composite: 33.79/100
• National rank: #5364
• State rank: #427 of 826 in TX

Livability — Nocona

• Score: 67/100
• State rank: #555
• US rank: #10720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nocona, TX
• Population (ZIP): 5,725

Population outlook (Montague County) Hauer SSP2

• Today (2025): 18,216 people
• By 2030: 17,603 · -3.4%
• By 2040: 16,451 · -9.7%
• By 2050: 15,424 · -15.3%
• By 2075: 13,365 · -26.6%
• By 2100: 10,998 · -39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Montague

• 2024 margin: Solid R (+77.7) · D 10.9% · R 88.5%
• 2008→2024 swing: -19.2pp toward R · 2008: -58.5pp · 2024: -77.7pp
• All cycles: 2024: R+77.7 2020: R+76.6 2016: R+77.2 2012: R+70.1 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.13%
• Current HPI: 183.6308
• 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

+390.0% since first listed

32 events — show timeline

• 2026-03-31 Listed $122,000 NTREIS
• 2025-09-20 Listing Removed — NTREIS
• 2025-03-03 Listed $125,000 NTREIS
• 2024-10-31 Listing Removed — NTREIS
• 2024-03-10 Listed $125,000 NTREIS
• 2023-12-31 Listing Removed — NTREIS
• 2023-09-18 Relisted — NTREIS
• 2023-09-16 Price Changed $124,900 NTREIS
• 2023-09-13 Listing Removed — NTREIS
• 2023-08-12 Price Changed $129,900 NTREIS
• 2023-06-13 Listed $135,000 NTREIS
• 2022-10-19 Listing Removed — NTREIS
• 2022-09-22 Relisted — NTREIS
• 2022-09-15 Contingent — NTREIS
• 2022-07-05 Listed $125,000 NTREIS
• 2021-10-18 Listing Removed — NTREIS
• 2021-09-28 Price Changed $92,900 NTREIS
• 2021-08-18 Price Changed $109,000 NTREIS
• 2021-06-22 Listed $117,000 NTREIS
• 2018-08-23 Sold (MLS) — NTREIS
• 2018-08-09 Pending — NTREIS
• 2018-07-12 Listed $19,900 NTREIS
• 2018-06-30 Listing Removed — NTREIS
• 2018-05-26 Listed $19,900 NTREIS
• 2018-05-14 Listing Removed — NTREIS
• 2018-04-05 Price Changed $19,900 NTREIS
• 2018-03-15 Price Changed $22,900 NTREIS
• 2018-02-13 Listed $24,900 NTREIS
• 2006-12-08 Sold (Public Records) — Public Records
• 2006-01-30 Sold (Public Records) — Public Records
• 2004-11-01 Sold (Public Records) — Public Records
• 2001-07-13 Sold (Public Records) — Public Records

Property tax history

+13.6%/yr

Latest (2025): $2,237 · -0.4% YoY. Source: county tax records.