102 Ator St · Lipan, TX 76462

$149,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 55 Days on market

Built 1960 0.25 ac lot $178/sqft · 15% below area Est $175k · 15% under ↓ 25% since listing

---

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 +18.9/30.0
• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy Updated Home in Lipan — Affordable Living Close to Everything whether it's Lipan, Granbury, or Weatherford, your commute is fast! Discover comfort and convenience in this charming 2-bedroom, 1-bathroom home located in the heart of Lipan. Set on a quarter-acre lot, this property offers just the right amount of space with an easy-to-maintain yard and room to enjoy the outdoors. Inside, the home has beautiful hardwood floors and has been freshly updated with new paint, giving it a clean, modern feel while maintaining its warm, inviting character. The layout is efficient and functional, perfect for first-time buyers, downsizers, or anyone looking for a simple, move-in-ready home. A

Key facts

• Storage building
• Updated home
• Quarter-acre lot

Tags

• UPDATED HOME
• QUARTER-ACRE LOT
• HARDWOOD FLOORS
• STORAGE BUILDING
• WALKING DISTANCE TO SCHOOL

Property features AI

Finance

• Other: Standard listing, possession at closing/funding; Listing handled by Knieper Realty, Inc.
• Financial info: Listing accepts Cash and Conventional financing; Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or covered/carport spaces)
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Not attached; Built in 1960; Preowned
• Construction: Siding exterior; Composition roof; Year built 1960
• Exterior features: Front porch; Storage; Chain link fencing; Few trees; Large backyard with grass; Interior (non-corner) lot; Level lot; Easement for utilities; Lot dimensions approximately 54 x 202

Interior

• Kitchen: Electric range; Vented exhaust fan; Built-in cabinets; Solid surface counters; Eat-in kitchen layout; Utility area in kitchen
• Bedrooms: Primary bedroom on main level (12 x 10); Second bedroom on main level (11 x 10)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: One full bathroom (7 x 9) with built-in cabinets
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Eat-in kitchen; Window coverings; One living area; One dining area; 5 total rooms
• Laundry & utility: Washer hookup; Stacked washer/dryer area; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $140k (6.6% below list).
• Recommended offer: $140k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 0.4% in Lipan — 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 62/100 on livability (#974 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, crime F.
• Lipan ISD (rural): math 46% / reading 48% proficiency, ranked #211 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lipan El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 252 students, 62% FRL) — zoned schools average 62% FRL vs 39% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Hood County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,000 (6.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $175,348
• List price: $149,900
• Delta: -14.51%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Gandy St	0.09mi	1/1.0 (-1)	900 (+7%)	1mo	$230,000	$256	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.18×
• Total profit: $91,363
• Equity at exit: $135,042

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $261,320
• Equity at exit: $291,223

Cash invested: $41,972 (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 76462

• Home prices YoY: 6.2%
• Active inventory: 102
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $153

Break-even live

Break-even rent $1,206

Max offer price $149,900

Occupancy floor 84%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Sears St Lipan, TX	2.0	2.0	1000	$1,400	$1.40	3d	1	0.35mi

Listing history 19 events

1. 2026-06-18
   days on market $149,900 Active 55 DOM
2. 2026-06-17
   days on market $149,900 Active 54 DOM
3. 2026-06-16
   days on market $149,900 Active 53 DOM
4. 2026-06-16
   price $149,900 Active 52 DOM
5. 2026-06-15
   days on market $155,000 Active 52 DOM
6. 2026-06-13
   days on market $155,000 Active 50 DOM
7. 2026-06-13
   days on market $155,000 Active 49 DOM
8. 2026-06-09
   days on market $155,000 Active 46 DOM
9. 2026-06-08
   days on market $155,000 Active 45 DOM
10. 2026-06-07
    days on market $155,000 Active 44 DOM
11. 2026-06-04
    days on market $155,000 Active 41 DOM
12. 2026-06-03
    days on market $155,000 Active 40 DOM
13. 2026-06-02
    days on market $155,000 Active 39 DOM
14. 2026-06-02
    price $155,000 Active 38 DOM
15. 2026-06-01
    days on market $175,000 Active 38 DOM
16. 2026-05-31
    days on market $175,000 Active 37 DOM
17. 2026-05-15
    price $175,000 1082-char remark
18. 2026-04-24
    listed $199,700 Active 1082-char remark
19. 1993-05-03
    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: $1,252 · $104/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,491/yr (+$124/mo · 119.2%)

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

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$8,397
• − Property taxes: −$1,252
• − Insurance: −$750
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,361
• Taxable loss: −$647
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,993/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: Lipan ISD
• NCES district ID: 4827630
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $56,744
• Composite: 40.94/100
• National rank: #3608
• State rank: #211 of 826 in TX

Livability — Lipan

• Score: 62/100
• State rank: #974
• US rank: #17249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Population outlook (Hood County) Hauer SSP2

• Today (2025): 63,502 people
• By 2030: 67,459 · +6.2%
• By 2040: 74,958 · +18.0%
• By 2050: 81,922 · +29.0%
• By 2075: 98,872 · +55.7%
• By 2100: 107,796 · +69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 17% Two or more races 4%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 5% Portuguese 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Hood

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.6%
• 2008→2024 swing: -11.9pp toward R · 2008: -54.0pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+64.1 2016: R+66.5 2012: R+64.7 2008: R+54.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.20%
• Current HPI: 347.1688
• 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

-24.9% since first listed

5 events — show timeline

• 2026-06-15 Price Changed $149,900 NTREIS
• 2026-06-02 Price Changed $155,000 NTREIS
• 2026-05-15 Price Changed $175,000 NTREIS
• 2026-04-24 Listed $199,700 NTREIS
• 1993-05-03 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,252 · -1.2% YoY. Source: county tax records.