711 W 6th St · Cisco, TX 76437

$189,000

5 bd · 1.0 ba · 1,424 sqft · SingleFamily public records · 391 Days on market

Built 1915 0.44 ac lot $133/sqft · 37% above area Est $281k · 33% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +9.4/10.0
• Schools +4.6/10.0
• Cash flow +4.4/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

Key facts

• Hard wood floors
• Wrap around porch
• Grand balcony

Tags

• TOWERING CEILINGS
• HARD WOOD FLOORS
• MAJESTIC ENTRYWAY
• LARGE WOODEN POCKET DOORS
• GRAND BALCONY
• WRAP AROUND PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-493 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (46.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (37.1% below list).
• Recommended offer: $102k (46.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#121 in TX, #3,812 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cisco ISD (town): math 53% / reading 58% proficiency, ranked #118 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cisco El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 415 students, 60% FRL); Cisco J H (math 52% / reading 52%, grade C+, #301 of 1,662 statewide, top 19%, 161 students, 48% FRL); Cisco H S (math 72% / reading 77%, grade B+, #82 of 1,632 statewide, top 6%, 234 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 82 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (8.8% local appreciation)).
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 391 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $101,827 (46.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 391 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.19%
• DSCR: 0.50
• GRM: 13.2

CMA / ARV

• ARV (median comp): $280,969
• List price: $189,000
• Delta: -32.73%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 2.07×
• Total profit: $56,528
• Equity at exit: $154,231

10-year hold

• IRR: 13.8%
• Equity multiple: 4.56×
• Total profit: $188,486
• Equity at exit: $316,896

Cash invested: $52,920 (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 76437

• Home prices YoY: 5.6%
• Active inventory: 82
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$363 /mo · $4,352/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-493

Break-even live

Break-even rent $1,813

Max offer price $101,827

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-440	+0% $-493	+5% $-547	+10% $-600
Rent	-10% $-587	-5% $-540	+0% $-493	+5% $-447	+10% $-400
Rate	-1.0pp $-398	-0.5pp $-445	base $-493	+0.5pp $-542	+1.0pp $-592

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-07
   historical Active Option Contract 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

2. 2026-04-09
   status Active 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

3. 2026-03-19
   historical Active Option Contract 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

4. 2026-03-04
   price $189,000 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

5. 2026-02-03
   price $205,000 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

6. 2025-12-20
   price $209,000 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

7. 2025-10-08
   price $224,000 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

8. 2025-07-08
   price $229,000 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

9. 2025-05-03
   listed $239,000 Active 899-char remark

   Show marketing remark (899 chars)

   What a Beauty! This timeless 5-bedroom, 2-bathroom treasure is brimming with historic charm and beautiful details from a bygone era. You will be drawn to the towering ceilings, authentic hardwoods steeped in history, and the majestic entryway with winding stairs leading up to a 2nd floor. Elegant wooden pocket doors slide open to reveal what was likely the parlor—perfect for cozy gatherings or quiet reflection. One bedroom & bath is conveniently located on the 1st floor. Step outside onto a grand balcony or the wraparound porch, where you can savor the morning breeze or the peaceful night air. Nestled on a lofty corner lot, this home is surrounded by stately, towering trees that create a serene and picturesque setting. Recent updates include a brand-new roof and an almost-finished fresh coat of exterior paint, ensuring this classic beauty is ready to shine for years to come!

10. 2023-09-12
    soldstatus
11. 2022-09-27
    price $189,000
12. 2022-07-26
    price $198,000
13. 2022-06-10
    status Active
14. 2022-06-02
    historical Active Kick-Out
15. 2022-05-18
    price $215,000
16. 2022-03-29
    listed $225,000 Active
17. 2015-06-12
    soldstatus Sold
18. 2015-06-12
    soldstatus
19. 2015-06-05
    status Pending
20. 2015-03-11
    listed $69,900 Active
21. 2006-12-29
    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: $4,352 · $363/mo
• Projected year-2 tax: $4,352 · $363/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $14,264
• − Mortgage interest: −$10,587
• − Property taxes: −$4,352
• − Insurance: −$945
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$5,498
• Taxable loss: −$9,400
• Est. tax savings @ 24.0%: +$2,256
• After-tax cash flow: $-3,666/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: Cisco ISD
• NCES district ID: 4814070
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 58% ▲ 6.00%
• Median HH income: $39,085
• Composite: 46.29/100
• National rank: #2478
• State rank: #118 of 826 in TX

Livability — Cisco

• Score: 75/100
• State rank: #121
• US rank: #3812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cisco, TX
• Population (ZIP): 5,895

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 18% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 14% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 12% Vietnamese 1%

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: ▲ 8.82%
• Current HPI: 167.4457
• 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

+170.4% since first listed

21 events — show timeline

• 2026-05-07 Contingent — NTREIS
• 2026-04-09 Relisted — NTREIS
• 2026-03-19 Contingent — NTREIS
• 2026-03-04 Price Changed $189,000 NTREIS
• 2026-02-03 Price Changed $205,000 NTREIS
• 2025-12-20 Price Changed $209,000 NTREIS
• 2025-10-08 Price Changed $224,000 NTREIS
• 2025-07-08 Price Changed $229,000 NTREIS
• 2025-05-03 Listed $239,000 NTREIS
• 2023-09-12 Sold (Public Records) — Public Records
• 2022-09-27 Price Changed $189,000 NTREIS
• 2022-07-26 Price Changed $198,000 NTREIS
• 2022-06-10 Relisted — NTREIS
• 2022-06-02 Contingent — NTREIS
• 2022-05-18 Price Changed $215,000 NTREIS
• 2022-03-29 Listed $225,000 NTREIS
• 2015-06-12 Sold (Public Records) — Public Records
• 2015-06-12 Sold (MLS) — NTREIS
• 2015-06-05 Pending — NTREIS
• 2015-03-11 Listed $69,900 NTREIS
• 2006-12-29 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $4,352 · -6.4% YoY. Source: county tax records.