903 W 8th St · Quanah, TX 79252

$58,000

3 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 186 Days on market

Built 1954 10,497 sqft lot $47/sqft · at area comps Est $56k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Home 3 Bedrooms , Full Bathroom , Dining Room, Living Room, Fenced Backyard, Located Two Blocks From United Supermarket ,and 3 Blocks From Loves Truck Stop, also for sale or rent to own, Listing agent is owner

Key facts

• Living room
• Dining room
• Fenced backyard

Tags

• FENCED BACKYARD
• DINING ROOM
• LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#116 in TX, #3,745 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Quanah ISD (rural): math 44% / reading 37% proficiency, ranked #432 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($401 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hardeman County population projected at -21% 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask is 6344% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1954 — 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: 1.86% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.87%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

• ARV (median comp): $56,407
• List price: $58,000
• Delta: 2.82%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Cain St	0.24mi	2/1.0 (-1)	1,226 (-1%)	3mo	$90,000	$73	81
707 W 4th St	0.32mi	2/1.0 (-1)	1,220 (-1%)	20mo	$40,000	$33	62
102 E 7th St	0.59mi	2/1.0 (-1)	1,178 (-5%)	3mo	$70,000	$59	57
406 W 15th St	0.59mi	2/1.0 (-1)	1,093 (-12%)	10mo	$65,000	$59	40

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: 41.5%
• Equity multiple: 3.33×
• Total profit: $37,897
• Equity at exit: $26,079

10-year hold

• IRR: 41.4%
• Equity multiple: 6.64×
• Total profit: $91,591
• Equity at exit: $40,191

Cash invested: $16,240 (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 79252

• Active inventory: 26
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $485

Break-even live

Break-even rent $467

Max offer price $58,000

Occupancy floor 50%

Sensitivity live

Price	-10% $518	-5% $502	+0% $485	+5% $469	+10% $453
Rent	-10% $400	-5% $443	+0% $485	+5% $528	+10% $571
Rate	-1.0pp $515	-0.5pp $500	base $485	+0.5pp $470	+1.0pp $455

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $58,000 Active 186 DOM
2. 2026-06-18
   days on market $58,000 Active 184 DOM
3. 2026-06-17
   days on market $58,000 Active 183 DOM
4. 2026-06-16
   days on market $58,000 Active 182 DOM
5. 2026-06-15
   days on market $58,000 Active 181 DOM
6. 2026-06-15
   days on market $58,000 Active 180 DOM
7. 2026-06-13
   days on market $58,000 Active 179 DOM
8. 2026-06-12
   days on market $58,000 Active 178 DOM
9. 2026-06-09
   days on market $58,000 Active 175 DOM
10. 2026-06-08
    days on market $58,000 Active 174 DOM
11. 2026-06-08
    days on market $58,000 Active 173 DOM
12. 2026-06-07
    days on market $58,000 Active 172 DOM
13. 2026-06-03
    days on market $58,000 Active 169 DOM
14. 2026-06-02
    days on market $58,000 Active 168 DOM
15. 2026-06-01
    days on market $58,000 Active 167 DOM
16. 2026-05-31
    days on market $58,000 Active 166 DOM
17. 2026-01-12
    historical $1,000
18. 2025-12-30
    price $1,000
19. 2025-12-17
    listed $900
20. 2025-12-17
    historical $900
21. 2025-12-16
    listed $58,000 Active 216-char remark

    Show marketing remark (216 chars)

    This Home 3 Bedrooms , Full Bathroom , Dining Room, Living Room, Fenced Backyard, Located Two Blocks From United Supermarket ,and 3 Blocks From Loves Truck Stop, also for sale or rent to own, Listing agent is owner

22. 2025-12-15
    historical
23. 2025-12-04
    listed $900
24. 2025-08-09
    historical $599
25. 2025-07-08
    listed $599
26. 2025-06-30
    historical $599
27. 2025-04-04
    price $599
28. 2025-02-25
    listed $799
29. 2025-02-24
    listed $48,000 Active
30. 2023-07-14
    soldstatus Sold
31. 2022-10-30
    listed $38,000 Active
32. 2022-05-24
    status Pending
33. 2022-05-23
    historical
34. 2022-03-12
    listed $29,950 Active
35. 2022-03-04
    historical
36. 2021-12-12
    status Active
37. 2021-12-06
    status Option Pending
38. 2021-11-11
    listed $28,500 Active

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: +$578/yr (+$48/mo · 119.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,972
• − Mortgage interest: −$3,249
• − Property taxes: −$483
• − Insurance: −$290
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,687
• Taxable income: $5,187
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $4,580/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: Quanah ISD
• NCES district ID: 4836180
• Math proficiency: 44% ▲ 4.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $36,117
• Composite: 33.62/100
• National rank: #5406
• State rank: #432 of 826 in TX

Livability — Quanah

• Score: 76/100
• State rank: #116
• US rank: #3745

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: Quanah, TX
• Population (ZIP): 2,642

Population outlook (Hardeman County) Hauer SSP2

• Today (2025): 3,541 people
• By 2030: 3,375 · -4.7%
• By 2040: 3,066 · -13.4%
• By 2050: 2,784 · -21.4%
• By 2075: 2,057 · -41.9%
• By 2100: 1,406 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: American 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Hardeman

• 2024 margin: Solid R (+72.7) · D 13.4% · R 86.1%
• 2008→2024 swing: -21.0pp toward R · 2008: -51.8pp · 2024: -72.7pp
• All cycles: 2024: R+72.7 2020: R+68.9 2016: R+63.4 2012: R+58.5 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-96.5% since first listed

22 events — show timeline

• 2026-01-12 Rental Removed $1,000 HARMLS
• 2025-12-30 Price Changed $1,000 HARMLS
• 2025-12-17 Listed for Rent $900 HARMLS
• 2025-12-17 Rental Removed $900 HARMLS
• 2025-12-16 Listed $58,000 HARMLS
• 2025-12-15 Listing Removed — HARMLS
• 2025-12-04 Listed for Rent $900 HARMLS
• 2025-08-09 Rental Removed $599 HARMLS
• 2025-07-08 Listed for Rent $599 HARMLS
• 2025-06-30 Rental Removed $599 HARMLS
• 2025-04-04 Price Changed $599 HARMLS
• 2025-02-25 Listed for Rent $799 HARMLS
• 2025-02-24 Listed $48,000 HARMLS
• 2023-07-14 Sold (MLS) — HARMLS
• 2022-10-30 Listed $38,000 HARMLS
• 2022-05-24 Pending — HARMLS
• 2022-05-23 Listing Removed — HARMLS
• 2022-03-12 Listed $29,950 HARMLS
• 2022-03-04 Listing Removed — HARMLS
• 2021-12-12 Relisted — HARMLS
• 2021-12-06 Pending — HARMLS
• 2021-11-11 Listed $28,500 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $483 · +2.9% YoY. Source: county tax records.