602 Sealy St · Ballinger, TX 76821

$50,000

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 117 Days on market

Built 1920 6,440 sqft lot $71/sqft · 32% below area Est $74k · 32% under

---

Why this score? — see what drove the A- 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
• Appreciation +7.0/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

We have a unique property . It has a great work shop that would be ideal for cabinet working or something similar. On the front of the lot is an old home with metal roof that could be restored. If you have a need for a work shop with lots and tools and shelving that convey with the property reach out to us for a complete list.

Key facts

• Metal roof
• Tools and shelving
• Work shop

Tags

• METAL ROOF
• WORK SHOP
• TOOLS AND SHELVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 4.9% in Ballinger — 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 66/100 on livability (#623 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Ballinger ISD (town): math 33% / reading 41% proficiency, ranked #496 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 2 units permitted in Runnels County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (4.1% local appreciation)).
• At projected returns (4.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
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: 1.72% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.20%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

• ARV (median comp): $73,665
• List price: $50,000
• Delta: -32.12%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

4.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 3.40×
• Total profit: $33,609
• Equity at exit: $25,602

10-year hold

• IRR: 39.5%
• Equity multiple: 6.83×
• Total profit: $81,592
• Equity at exit: $42,075

Cash invested: $14,000 (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 76821

• Home prices YoY: 2.5%
• Active inventory: 61
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$10 /mo · $122/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $387

Break-even live

Break-even rent $371

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $416	-5% $402	+0% $387	+5% $373	+10% $359
Rent	-10% $319	-5% $353	+0% $387	+5% $421	+10% $455
Rate	-1.0pp $413	-0.5pp $400	base $387	+0.5pp $374	+1.0pp $361

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $50,000 Active 117 DOM
2. 2026-06-18
   days on market $50,000 Active 115 DOM
3. 2026-06-17
   days on market $50,000 Active 114 DOM
4. 2026-06-16
   days on market $50,000 Active 113 DOM
5. 2026-06-15
   days on market $50,000 Active 112 DOM
6. 2026-06-13
   days on market $50,000 Active 110 DOM
7. 2026-06-12
   days on market $50,000 Active 109 DOM
8. 2026-06-09
   days on market $50,000 Active 106 DOM
9. 2026-06-08
   days on market $50,000 Active 105 DOM
10. 2026-06-08
    days on market $50,000 Active 104 DOM
11. 2026-06-07
    days on market $50,000 Active 103 DOM
12. 2026-06-03
    days on market $50,000 Active 100 DOM
13. 2026-06-02
    days on market $50,000 Active 99 DOM
14. 2026-06-01
    days on market $50,000 Active 98 DOM
15. 2026-05-31
    days on market $50,000 Active 97 DOM
16. 2026-02-23
    listed $50,000 Active 329-char remark

    Show marketing remark (329 chars)

    We have a unique property . It has a great work shop that would be ideal for cabinet working or something similar. On the front of the lot is an old home with metal roof that could be restored. If you have a need for a work shop with lots and tools and shelving that convey with the property reach out to us for a complete list.

ⓘ 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: $122 · $10/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$793/yr (+$66/mo · 651.3%)

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

Taxation est. · year 1

• Rental income: $10,338
• − Mortgage interest: −$2,801
• − Property taxes: −$122
• − Insurance: −$250
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$1,455
• Taxable income: $4,057
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $3,675/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: Ballinger ISD
• NCES district ID: 4809300
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $37,665
• Composite: 30.8/100
• National rank: #6144
• State rank: #496 of 826 in TX

Livability — Ballinger

• Score: 66/100
• State rank: #623
• US rank: #11849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballinger, TX
• City population: 4,572
• Population (ZIP): 4,572

Population outlook (Runnels County) Hauer SSP2

• Today (2025): 10,754 people
• By 2030: 10,843 · +0.8%
• By 2040: 10,946 · +1.8%
• By 2050: 10,981 · +2.1%
• By 2075: 11,103 · +3.2%
• By 2100: 10,051 · -6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 20% Black 5%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Runnels

• 2024 margin: Solid R (+77.1) · D 11.1% · R 88.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -62.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+73.8 2016: R+74.1 2012: R+70.6 2008: R+62.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.09%
• Current HPI: 168.3222
• 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

1 event — show timeline

• 2026-02-23 Listed $50,000 SAAR TX

Property tax history

+0.6%/yr

Latest (2025): $122 · -0.2% YoY. Source: county tax records.