201 E Plummer St · Eastland, TX 76448

$170,000

4 bd · 1.0 ba · 2,617 sqft · SingleFamily public records · 30 Days on market

Built 1920 0.44 ac lot $65/sqft · 23% below area Est $220k · 23% under ↓ 17% since listing

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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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and inviting 4-bedroom, 2-bath home located in the heart of Eastland. With 2,617 square feet of living space, this property offers the perfect blend of character, functionality, and convenience. Inside, you’ll find a large kitchen and dining area designed for gathering with family and friends, plus multiple living spaces that give everyone room to spread out. The additional flex space offers endless possibilities and could easily serve as a home office, playroom, second living area, hobby room, or home gym. Outside, the oversized backyard provides plenty of room for entertaining, pets, gardening, or simply enjoying quiet evenings at home. Conveniently located

Key facts

• Oversized backyard
• 0.44 acre lot
• 2 garage spots

Tags

• LARGE KITCHEN AND DINING AREA
• MULTIPLE LIVING SPACES
• ADDITIONAL FLEX SPACE
• OVERSIZED BACKYARD
• QUICK ACCESS TO LOCAL SHOPPING

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Lot less than 0.5 acre
• Financial info: Accepts cash and conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Drive-through access; Garage; 2 covered parking spaces; 2-car garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One-story; Residential property
• Construction: Built in 1920; Wood construction; Composition roof; Pillar/post/pier and slab foundation
• Exterior features: Front porch; Patio

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Wall unit(s) for cooling
• Interior features: Decorative lighting; Flat screen wiring; High-speed internet available; Kitchen island; One living area; One dining area; Room count: 9
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $69 ($829/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.8% below list).
• Recommended offer: $167k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Eastland — 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 76/100 on livability (#104 in TX, #3,483 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Eastland ISD (town): math 45% / reading 41% proficiency, ranked #349 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Siebert El (math 49% / reading 43%, grade D-, #1,097 of 4,322 statewide, top 26%, 491 students, 65% FRL) — zoned schools average 65% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,877 (1.8% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (median comp): $220,363
• List price: $170,000
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 S Dixie St	0.60mi	3/2.0 (-1)	2,401 (-8%)	3mo	$249,000	$104	47
901 S Halbryan St	0.41mi	3/2.0 (-1)	2,306 (-12%)	14mo	$216,995	$94	40
412 S Walnut St	0.33mi	3/2.0 (-1)	2,227 (-15%)	17mo	$299,999	$135	36
1207 S Mulberry St	0.70mi	3/2.0 (-1)	2,224 (-15%)	8mo	$299,000	$134	27

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-23,074
• Equity at exit: $25,348

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-14,136
• Equity at exit: $14,698

Cash invested: $47,600 (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 76448

• Home prices YoY: -21.7%
• Active inventory: 84
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$287 /mo · $3,443/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $69

Break-even live

Break-even rent $1,581

Max offer price $170,000

Occupancy floor 91%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $170,000 Active 30 DOM
2. 2026-06-17
   days on market $170,000 Active 29 DOM
3. 2026-06-16
   days on market $170,000 Active 28 DOM
4. 2026-06-15
   days on market $170,000 Active 27 DOM
5. 2026-06-13
   days on market $170,000 Active 25 DOM
6. 2026-06-12
   days on market $170,000 Active 24 DOM
7. 2026-06-09
   status $170,000 Active 21 DOM
8. 2026-06-02
   status $170,000 Pending 21 DOM
9. 2026-06-01
   days on market $170,000 Active Option Contract 21 DOM
10. 2026-05-31
    days on market $170,000 Active Option Contract 20 DOM
11. 2026-05-11
    listed $170,000 Active 1030-char remark
12. 2025-09-22
    historical
13. 2025-09-05
    price $177,000
14. 2025-07-16
    listed $194,000 Active
15. 2025-07-10
    historical
16. 2025-05-20
    price $194,000
17. 2025-05-02
    price $215,000
18. 2025-02-26
    price $233,000
19. 2025-01-10
    price $239,989
20. 2025-01-10
    listed $240,000 Active
21. 2024-05-20
    soldstatus
22. 2020-12-01
    historical
23. 2020-11-10
    price $152,000
24. 2020-10-13
    status Active
25. 2020-10-01
    historical
26. 2020-08-11
    price $165,000
27. 2020-06-16
    price $178,000
28. 2020-03-18
    price $190,000
29. 2020-03-09
    listed $205,000 Active
30. 2014-07-07
    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: $3,443 · $287/mo
• Projected year-2 tax: $3,443 · $287/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $20,025
• − Mortgage interest: −$9,523
• − Property taxes: −$3,443
• − Insurance: −$850
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,945
• Taxable loss: −$1,939
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,295/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: Eastland ISD
• NCES district ID: 4817960
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $35,347
• Composite: 35.61/100
• National rank: #4894
• State rank: #349 of 826 in TX

Livability — Eastland

• Score: 76/100
• State rank: #104
• US rank: #3483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastland, TX
• Population (ZIP): 4,920

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 (85%)
• Race & ethnicity: White 85% Two or more races 11% Hispanic / Latino 10% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 21% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -52.60%
• Current HPI: 190.0993
• 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

-17.1% since first listed

23 events — show timeline

• 2026-06-09 Relisted — NTREIS
• 2026-06-01 Pending — NTREIS
• 2026-05-23 Contingent — NTREIS
• 2026-05-11 Listed $170,000 NTREIS
• 2025-09-22 Listing Removed — NTREIS
• 2025-09-05 Price Changed $177,000 NTREIS
• 2025-07-16 Listed $194,000 NTREIS
• 2025-07-10 Listing Removed — NTREIS
• 2025-05-20 Price Changed $194,000 NTREIS
• 2025-05-02 Price Changed $215,000 NTREIS
• 2025-02-26 Price Changed $233,000 NTREIS
• 2025-01-10 Price Changed $239,989 NTREIS
• 2025-01-10 Listed $240,000 NTREIS
• 2024-05-20 Sold (Public Records) — Public Records
• 2020-12-01 Listing Removed — NTREIS
• 2020-11-10 Price Changed $152,000 NTREIS
• 2020-10-13 Relisted — NTREIS
• 2020-10-01 Listing Removed — NTREIS
• 2020-08-11 Price Changed $165,000 NTREIS
• 2020-06-16 Price Changed $178,000 NTREIS
• 2020-03-18 Price Changed $190,000 NTREIS
• 2020-03-09 Listed $205,000 NTREIS
• 2014-07-07 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,443 · +13.7% YoY. Source: county tax records.