710 E Walnut St · Nocona, TX 76255

$71,249

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 153 Days on market

Built 1945 0.27 ac lot $76/sqft · 44% below area Est $128k · 44% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

NEW LISTING! Located in Nocona, TX, the property at 710 E Walnut St is nestled in a town celebrated for its rich cowboy heritage and friendly community. This inviting location offers the perfect mix of rural charm and convenient access to local traditions, including Nocona's famous leather goods and classic car museum. The area provides a serene setting for families, with nearby schools, shops, cafes, and parks ideal for outdoor activities. It's an ideal spot for those seeking a quiet lifestyle with a sense of community in a town that prides itself on history, culture, and a warm welcome. This property sits on a good-sized lot. Here you will have nearby access to US-82 and a great list of local parks, eateries, and locally owned shops. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Good sized lot
• Shops cafes parks
• Outdoor activities

Tags

• GOOD SIZED LOT
• NEARBY ACCESS TO US-82
• NEARBY SCHOOLS
• LOCAL PARKS
• SHOPS CAFES PARKS
• OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 $493 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,699 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1945 — 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: 1.73% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.47%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (median comp): $127,840
• List price: $71,249
• Delta: -44.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 9th St	0.25mi	3/1.5 (+1)	862 (-8%)	23mo	$159,900	$185	48
609 Baylor St	0.68mi	2/1.0	870 (-8%)	12mo	$35,000	$40	45
207 W Walnut St	0.61mi	1/1.0 (-1)	800 (-15%)	2mo	$154,999	$194	40
232 Hillcrest Dr	0.72mi	3/2.0 (+1)	1,030 (+9%)	4mo	$205,000	$199	38
706 Grayson St	0.42mi	3/2.0 (+1)	1,040 (+10%)	19mo	$125,000	$120	38
306 Henrietta St	0.51mi	2/1.0	840 (-11%)	24mo	$140,000	$167	38

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: 28.7%
• Equity multiple: 2.20×
• Total profit: $23,866
• Equity at exit: $10,623

10-year hold

• IRR: 36.1%
• Equity multiple: 4.32×
• Total profit: $66,306
• Equity at exit: $6,160

Cash invested: $19,950 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$374
• Tax from tax record: −$16 /mo · $189/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $556

Break-even live

Break-even rent $530

Max offer price $71,249

Occupancy floor 50%

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: $17,812
• Closing costs: $2,137
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $71,249 Active 153 DOM
2. 2026-06-17
   days on market $71,249 Active 152 DOM
3. 2026-06-16
   days on market $71,249 Active 151 DOM
4. 2026-06-15
   days on market $71,249 Active 150 DOM
5. 2026-06-15
   days on market $71,249 Active 149 DOM
6. 2026-06-13
   days on market $71,249 Active 148 DOM
7. 2026-06-12
   days on market $71,249 Active 147 DOM
8. 2026-06-10
   days on market $71,249 Active 144 DOM
9. 2026-06-08
   days on market $71,249 Active 143 DOM
10. 2026-06-08
    days on market $71,249 Active 142 DOM
11. 2026-06-05
    days on market $71,249 Active 140 DOM
12. 2026-06-03
    days on market $71,249 Active 138 DOM
13. 2026-06-02
    days on market $71,249 Active 137 DOM
14. 2026-06-01
    days on market $71,249 Active 136 DOM
15. 2026-05-31
    days on market $71,249 Active 135 DOM
16. 2026-01-16
    listed $71,249 Active 970-char remark

    Show marketing remark (970 chars)

    NEW LISTING! Located in Nocona, TX, the property at 710 E Walnut St is nestled in a town celebrated for its rich cowboy heritage and friendly community. This inviting location offers the perfect mix of rural charm and convenient access to local traditions, including Nocona's famous leather goods and classic car museum. The area provides a serene setting for families, with nearby schools, shops, cafes, and parks ideal for outdoor activities. It's an ideal spot for those seeking a quiet lifestyle with a sense of community in a town that prides itself on history, culture, and a warm welcome. This property sits on a good-sized lot. Here you will have nearby access to US-82 and a great list of local parks, eateries, and locally owned shops. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2007-03-14
    soldstatus
18. 1999-08-05
    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: $189 · $16/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$1,115/yr (+$93/mo · 591.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $14,817
• − Mortgage interest: −$3,991
• − Property taxes: −$189
• − Insurance: −$356
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,073
• Taxable income: $5,838
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,276/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

3 events — show timeline

• 2026-01-16 Listed $71,249 HARMLS
• 2007-03-14 Sold (Public Records) — Public Records
• 1999-08-05 Sold (Public Records) — Public Records

Property tax history

-3.4%/yr

Latest (2025): $189 · -53.3% YoY. Source: county tax records.