5401 Tx-36 · Comanche, TX 76442

$117,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily · 332 Days on market

Built 1895 Fair condition 0.61 ac lot $96/sqft · 69% below area ↓ 6% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover peaceful country living with this charming 3-bedroom, 2-bath home on 0.61 acres in Comanche, Texas. Situated in the highly regarded Sidney ISD, this property offers the perfect blend of rural serenity and everyday convenience. With no immediate neighbors nearby, you’ll enjoy the privacy and quiet setting that country life provides, while still being just minutes from town. The home features two beautifully updated bathrooms and a spacious floor plan that’s ready for your finishing touch. Much of the hard work has already been completed, with flooring prep in place and approximately 10 boxes of new flooring included by the sellers. This allows you to personalize the space to your taste and complete the transformation. A detached garage, already wired for electricity, offers flexible use as a workshop, storage, or hobby space. The wide-open lot provides room to garden, add outdoor living areas, or simply relax and enjoy the peaceful surroundings. Located along Hwy 36, this property is also conveniently close to local favorites, including Cook’s Fish Barn, a popular restaurant known across the region. You’ll have easy access to Comanche, Brownwood, and other nearby communities for shopping, dining, and services, while still being able to retreat to your quiet country escape at the end of the day. Whether you’re looking for a permanent residence, a weekend getaway, or an investment in a rural lifestyle, this home is priced to reflect its current condition and offers an excellent opportunity to create lasting value. With its mix of updates, potential, and location, it’s a rare find in today’s market.

Key facts

• Shop potential
• Rural setting
• Historic home

Tags

• HISTORIC HOME
• SHOP POTENTIAL
• REMODELED BATHROOMS
• DETACHED GARAGE
• RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $117k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.1% in Comanche — 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 64/100 on livability (#763 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Sidney ISD (rural): math 45% / reading 45% proficiency, ranked #523 of 1,141 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($103k) 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

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $383,075
• List price: $117,000
• Delta: -69.46%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,550
• Equity at exit: $17,445

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $34,296
• Equity at exit: $10,116

Cash invested: $32,760 (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 76442

• Home prices YoY: -15.9%
• Active inventory: 168
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$614
• Tax est. 1.5%: −$146 /mo · $1,755/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $369

Break-even live

Break-even rent $1,023

Max offer price $117,000

Occupancy floor 70%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $117,000 Active 332 DOM
2. 2026-06-17
   days on market $117,000 Active 331 DOM
3. 2026-06-16
   days on market $117,000 Active 330 DOM
4. 2026-06-15
   days on market $117,000 Active 329 DOM
5. 2026-06-15
   days on market $117,000 Active 328 DOM
6. 2026-06-13
   days on market $117,000 Active 327 DOM
7. 2026-06-12
   days on market $117,000 Active 326 DOM
8. 2026-06-09
   days on market $117,000 Active 323 DOM
9. 2026-06-08
   days on market $117,000 Active 322 DOM
10. 2026-06-08
    days on market $117,000 Active 321 DOM
11. 2026-06-05
    days on market $117,000 Active 319 DOM
12. 2026-06-03
    days on market $117,000 Active 317 DOM
13. 2026-06-02
    days on market $117,000 Active 316 DOM
14. 2026-06-01
    days on market $117,000 Active 315 DOM
15. 2026-05-31
    days on market $117,000 Active 314 DOM
16. 2026-05-04
    price $117,000 1685-char remark

    Show marketing remark (1685 chars)

    Discover peaceful country living with this charming 3-bedroom, 2-bath home on 0.61 acres in Comanche, Texas. Situated in the highly regarded Sidney ISD, this property offers the perfect blend of rural serenity and everyday convenience. With no immediate neighbors nearby, you’ll enjoy the privacy and quiet setting that country life provides, while still being just minutes from town. The home features two beautifully updated bathrooms and a spacious floor plan that’s ready for your finishing touch. Much of the hard work has already been completed, with flooring prep in place and approximately 10 boxes of new flooring included by the sellers. This allows you to personalize the space to your taste and complete the transformation. A detached garage, already wired for electricity, offers flexible use as a workshop, storage, or hobby space. The wide-open lot provides room to garden, add outdoor living areas, or simply relax and enjoy the peaceful surroundings. Located along Hwy 36, this property is also conveniently close to local favorites, including Cook’s Fish Barn, a popular restaurant known across the region. You’ll have easy access to Comanche, Brownwood, and other nearby communities for shopping, dining, and services, while still being able to retreat to your quiet country escape at the end of the day. Whether you’re looking for a permanent residence, a weekend getaway, or an investment in a rural lifestyle, this home is priced to reflect its current condition and offers an excellent opportunity to create lasting value. With its mix of updates, potential, and location, it’s a rare find in today’s market.

17. 2025-07-21
    listed $120,000 Active 1685-char remark

    Show marketing remark (1685 chars)

    Discover peaceful country living with this charming 3-bedroom, 2-bath home on 0.61 acres in Comanche, Texas. Situated in the highly regarded Sidney ISD, this property offers the perfect blend of rural serenity and everyday convenience. With no immediate neighbors nearby, you’ll enjoy the privacy and quiet setting that country life provides, while still being just minutes from town. The home features two beautifully updated bathrooms and a spacious floor plan that’s ready for your finishing touch. Much of the hard work has already been completed, with flooring prep in place and approximately 10 boxes of new flooring included by the sellers. This allows you to personalize the space to your taste and complete the transformation. A detached garage, already wired for electricity, offers flexible use as a workshop, storage, or hobby space. The wide-open lot provides room to garden, add outdoor living areas, or simply relax and enjoy the peaceful surroundings. Located along Hwy 36, this property is also conveniently close to local favorites, including Cook’s Fish Barn, a popular restaurant known across the region. You’ll have easy access to Comanche, Brownwood, and other nearby communities for shopping, dining, and services, while still being able to retreat to your quiet country escape at the end of the day. Whether you’re looking for a permanent residence, a weekend getaway, or an investment in a rural lifestyle, this home is priced to reflect its current condition and offers an excellent opportunity to create lasting value. With its mix of updates, potential, and location, it’s a rare find in today’s market.

18. 2024-06-25
    soldstatus Closed 707-char remark

    Show marketing remark (707 chars)

    READY TO LIVE IN THE COUNTRY? Here is your chance!! Three bedroom, One bath Frame home with 1224 square feet of living space and it is sitting on .61 acres just waiting for the right family. Already has the space for a second bath, just needs plumbing and fixtures added. No restrictions, no HOA, no one telling you what you can do!! Home needs a little TLC but could easily be lived in as it sits. Central heat and air, and it also has a Tankless water heater. Kitchen appliances stay with the home. There is an enclosed garage behind the house with electric opener and concrete floor or it could be used as a workshop. Co-op electricity and co-op water. Give us a call today to view this great property!!

19. 2024-04-24
    status Pending 707-char remark

    Show marketing remark (707 chars)

    READY TO LIVE IN THE COUNTRY? Here is your chance!! Three bedroom, One bath Frame home with 1224 square feet of living space and it is sitting on .61 acres just waiting for the right family. Already has the space for a second bath, just needs plumbing and fixtures added. No restrictions, no HOA, no one telling you what you can do!! Home needs a little TLC but could easily be lived in as it sits. Central heat and air, and it also has a Tankless water heater. Kitchen appliances stay with the home. There is an enclosed garage behind the house with electric opener and concrete floor or it could be used as a workshop. Co-op electricity and co-op water. Give us a call today to view this great property!!

20. 2024-04-03
    historical Active Option Contract 707-char remark

    Show marketing remark (707 chars)

    READY TO LIVE IN THE COUNTRY? Here is your chance!! Three bedroom, One bath Frame home with 1224 square feet of living space and it is sitting on .61 acres just waiting for the right family. Already has the space for a second bath, just needs plumbing and fixtures added. No restrictions, no HOA, no one telling you what you can do!! Home needs a little TLC but could easily be lived in as it sits. Central heat and air, and it also has a Tankless water heater. Kitchen appliances stay with the home. There is an enclosed garage behind the house with electric opener and concrete floor or it could be used as a workshop. Co-op electricity and co-op water. Give us a call today to view this great property!!

21. 2024-03-26
    price $99,995 707-char remark

    Show marketing remark (707 chars)

    READY TO LIVE IN THE COUNTRY? Here is your chance!! Three bedroom, One bath Frame home with 1224 square feet of living space and it is sitting on .61 acres just waiting for the right family. Already has the space for a second bath, just needs plumbing and fixtures added. No restrictions, no HOA, no one telling you what you can do!! Home needs a little TLC but could easily be lived in as it sits. Central heat and air, and it also has a Tankless water heater. Kitchen appliances stay with the home. There is an enclosed garage behind the house with electric opener and concrete floor or it could be used as a workshop. Co-op electricity and co-op water. Give us a call today to view this great property!!

22. 2024-01-19
    listed $125,000 Active 707-char remark

    Show marketing remark (707 chars)

    READY TO LIVE IN THE COUNTRY? Here is your chance!! Three bedroom, One bath Frame home with 1224 square feet of living space and it is sitting on .61 acres just waiting for the right family. Already has the space for a second bath, just needs plumbing and fixtures added. No restrictions, no HOA, no one telling you what you can do!! Home needs a little TLC but could easily be lived in as it sits. Central heat and air, and it also has a Tankless water heater. Kitchen appliances stay with the home. There is an enclosed garage behind the house with electric opener and concrete floor or it could be used as a workshop. Co-op electricity and co-op water. Give us a call today to view this great property!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,883
• − Mortgage interest: −$6,554
• − Property taxes: −$1,755
• − Insurance: −$585
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,404
• Taxable income: $2,725
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,771/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, and exterior. Painting and updating fixtures will significantly enhance its appeal.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Bathroom fixtures — Old and worn
• Moderate Exterior siding — Weathered
• Moderate Flooring — Worn

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen appliances — Modern appliances improve functionality
• Resale Update bathroom fixtures — New fixtures enhance bathroom aesthetics
• Both Landscaping — Landscaping improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Old and worn	Major	$15,000–50,000
Exterior siding · Weathered	Moderate	$3,000–15,000
Flooring · Worn	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$36,000–130,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen appliances — Modern appliances improve functionality ↑
• Resale Update bathroom fixtures — New fixtures enhance bathroom aesthetics ↑
• Both Landscaping — Landscaping improves curb appeal and enhances property value ↑

ⓘ 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: Sidney ISD
• NCES district ID: 4840170
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $49,111
• Composite: 40.78/100
• National rank: #7571
• State rank: #523 of 1141 in TX

Livability — Comanche

• Score: 64/100
• State rank: #763
• US rank: #13962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,082
• Population (ZIP): 7,082

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 25% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 5% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 23% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.00%
• Current HPI: 216.9759
• 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

-6.4% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $117,000 NTREIS
• 2025-07-21 Listed $120,000 NTREIS
• 2024-06-25 Sold (MLS) — NTREIS
• 2024-04-24 Pending — NTREIS
• 2024-04-03 Contingent — NTREIS
• 2024-03-26 Price Changed $99,995 NTREIS
• 2024-01-19 Listed $125,000 NTREIS