301 Marietta St · Queen City, TX 75572

$79,900

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 66 Days on market

Built 1965 6,795 sqft lot

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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 +20.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity in Queen City ISD! This 2-bedroom, 1-bath home offers approximately 640 square feet and was built in 1965. Ideal as a starter home, investment property, or addition to a rental portfolio. Conveniently located near schools, this property provides both accessibility and potential. Currently tenant occupied—please do not disturb tenants. Can be purchased individually or as part of a package deal including 9 additional properties.

Key facts

• 6,795 sq ft lot
• Built 1965
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $76k (4.7% below list).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#735 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Queen City ISD (rural): math 39% / reading 45% proficiency, ranked #355 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.95% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.86×
• Total profit: $19,261
• Equity at exit: $39,056

10-year hold

• IRR: 15.8%
• Equity multiple: 3.49×
• Total profit: $55,598
• Equity at exit: $62,745

Cash invested: $22,372 (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 75572

• Home prices YoY: 2.6%
• Active inventory: 65
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $761 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $105

Break-even live

Break-even rent $628

Max offer price $79,900

Occupancy floor 81%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,900 Active 66 DOM
2. 2026-06-18
   days on market $79,900 Active 65 DOM
3. 2026-06-17
   days on market $79,900 Active 64 DOM
4. 2026-06-16
   days on market $79,900 Active 63 DOM
5. 2026-06-15
   days on market $79,900 Active 62 DOM
6. 2026-06-14
   days on market $79,900 Active 60 DOM
7. 2026-06-13
   days on market $79,900 Active 59 DOM
8. 2026-06-10
   days on market $79,900 Active 57 DOM
9. 2026-06-09
   days on market $79,900 Active 56 DOM
10. 2026-06-08
    days on market $79,900 Active 55 DOM
11. 2026-06-07
    days on market $79,900 Active 54 DOM
12. 2026-06-03
    days on market $79,900 Active 50 DOM
13. 2026-06-02
    days on market $79,900 Active 49 DOM
14. 2026-06-01
    days on market $79,900 Active 48 DOM
15. 2026-05-31
    days on market $79,900 Active 47 DOM
16. 2026-05-30
    days on market $79,900 Active 46 DOM
17. 2026-04-09
    listed $79,900 Active 454-char remark

    Show marketing remark (454 chars)

    Great opportunity in Queen City ISD! This 2-bedroom, 1-bath home offers approximately 640 square feet and was built in 1965. Ideal as a starter home, investment property, or addition to a rental portfolio. Conveniently located near schools, this property provides both accessibility and potential. Currently tenant occupied—please do not disturb tenants. Can be purchased individually or as part of a package deal including 9 additional properties.

18. 2025-05-04
    historical $725
19. 2025-04-24
    listed $725

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$939/yr (+$78/mo · 179.7%)

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

Taxation est. · year 1

• Rental income: $9,134
• − Mortgage interest: −$4,476
• − Property taxes: −$523
• − Insurance: −$400
• − Repairs & maintenance: −$731
• − Management: −$731
• − Depreciation: −$2,324
• Taxable loss: −$50
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,278/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: Queen City ISD
• NCES district ID: 4836210
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $43,663
• Composite: 35.53/100
• National rank: #4908
• State rank: #355 of 826 in TX

Livability — Queen City

• Score: 64/100
• State rank: #735
• US rank: #13663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Queen City, TX
• Population (ZIP): 2,942

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 6% Arabic 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 143.673
• 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

3 events — show timeline

• 2026-04-09 Listed $79,900 TBOR
• 2025-05-04 Rental Removed $725 BUILDIUM
• 2025-04-24 Listed for Rent $725 BUILDIUM

Property tax history

-7.9%/yr

Latest (2025): $523 · +17.6% YoY. Source: county tax records.