708 N 11th St · Ballinger, TX 76821

$89,500

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 745 Days on market

Built 1955 0.32 ac lot $54/sqft · 36% below area Est $139k · 36% under ↓ 8% since listing

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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 +24.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +8.1/10.0
• 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

Charming 3 bedroom 2 bath on large corner lot with 24x40 shop. This fixer upper has great potential with 2 living areas and storm cellar. Call today for a showing of this wonderful property.

Key facts

• Fixer upper
• Corner lot
• Storm cellar

Tags

• CORNER LOT
• FIXER UPPER
• STORM CELLAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $4k of equity ($619 loan paydown + $4k appreciation (4.1% local appreciation)).
• At projected returns (4.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 745 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $19k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 745 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.35% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 6.2

CMA / ARV

• ARV (median comp): $139,140
• List price: $89,500
• Delta: -35.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 N 11th St	0.03mi	3/2.0	1,492 (-11%)	12mo	$164,900	$111	71
902 10th St	0.08mi	3/2.0	1,546 (-7%)	18mo	$143,500	$93	69
304 N 11th St	0.32mi	3/2.0	1,704 (+2%)	16mo	$175,000	$103	68
307 Sargent Ave	0.59mi	2/2.0 (-1)	1,593 (-4%)	6mo	$89,000	$56	55
1100 8th St	0.25mi	3/2.0	1,914 (+15%)	11mo	$185,000	$97	55
809 N 6th St	0.45mi	4/2.0 (+1)	1,845 (+11%)	6mo	$169,500	$92	52
906 Country Club Dr	0.58mi	3/2.0	1,790 (+7%)	12mo	$249,500	$139	51
407 Largent Ave	0.56mi	4/2.0 (+1)	1,496 (-10%)	4mo	$54,724	$37	48
905 Ave D	0.61mi	3/2.0	1,528 (-8%)	15mo	$145,000	$95	45
1002 Country Club Rd	0.57mi	3/2.0	1,847 (+11%)	13mo	$230,000	$125	45
909 N 5th St	0.49mi	3/2.0	1,426 (-14%)	14mo	$65,000	$46	41
1105 N 5th Ave	0.51mi	2/1.0 (-1)	1,424 (-15%)	7mo	$158,000	$111	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 2.13×
• Total profit: $28,321
• Equity at exit: $45,827

10-year hold

• IRR: 19.3%
• Equity multiple: 4.10×
• Total profit: $77,714
• Equity at exit: $75,314

Cash invested: $25,060 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$254 /mo · $3,049/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $191

Break-even live

Break-even rent $963

Max offer price $89,500

Occupancy floor 79%

Sensitivity live

Price	-10% $242	-5% $217	+0% $191	+5% $166	+10% $141
Rent	-10% $96	-5% $144	+0% $191	+5% $239	+10% $287
Rate	-1.0pp $236	-0.5pp $214	base $191	+0.5pp $168	+1.0pp $145

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $89,500 Active 745 DOM
2. 2026-06-18
   days on market $89,500 Active 743 DOM
3. 2026-06-17
   days on market $89,500 Active 742 DOM
4. 2026-06-16
   days on market $89,500 Active 741 DOM
5. 2026-06-15
   days on market $89,500 Active 740 DOM
6. 2026-06-13
   days on market $89,500 Active 738 DOM
7. 2026-06-12
   days on market $89,500 Active 737 DOM
8. 2026-06-09
   days on market $89,500 Active 734 DOM
9. 2026-06-08
   days on market $89,500 Active 733 DOM
10. 2026-06-08
    days on market $89,500 Active 732 DOM
11. 2026-06-07
    days on market $89,500 Active 731 DOM
12. 2026-06-03
    days on market $89,500 Active 728 DOM
13. 2026-06-02
    days on market $89,500 Active 727 DOM
14. 2026-06-01
    days on market $89,500 Active 726 DOM
15. 2026-05-31
    days on market $89,500 Active 725 DOM
16. 2025-03-03
    status Active 190-char remark

    Show marketing remark (190 chars)

    Charming 3 bedroom 2 bath on large corner lot with 24x40 shop. This fixer upper has great potential with 2 living areas and storm cellar. Call today for a showing of this wonderful property.

17. 2024-11-27
    status Active 190-char remark

    Show marketing remark (190 chars)

    Charming 3 bedroom 2 bath on large corner lot with 24x40 shop. This fixer upper has great potential with 2 living areas and storm cellar. Call today for a showing of this wonderful property.

18. 2024-11-18
    status Active 190-char remark

    Show marketing remark (190 chars)

    Charming 3 bedroom 2 bath on large corner lot with 24x40 shop. This fixer upper has great potential with 2 living areas and storm cellar. Call today for a showing of this wonderful property.

19. 2024-07-12
    price $99,500 190-char remark

    Show marketing remark (190 chars)

    Charming 3 bedroom 2 bath on large corner lot with 24x40 shop. This fixer upper has great potential with 2 living areas and storm cellar. Call today for a showing of this wonderful property.

20. 2024-05-20
    listed $108,500 Active 190-char remark

    Show marketing remark (190 chars)

    Charming 3 bedroom 2 bath on large corner lot with 24x40 shop. This fixer upper has great potential with 2 living areas and storm cellar. Call today for a showing of this wonderful property.

21. 2003-11-07
    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: $3,049 · $254/mo
• Projected year-2 tax: $3,049 · $254/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $14,462
• − Mortgage interest: −$5,013
• − Property taxes: −$3,049
• − Insurance: −$448
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,604
• Taxable income: $1,034
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,048/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

-8.3% since first listed

6 events — show timeline

• 2025-03-03 Relisted — SAAR TX
• 2024-11-27 Relisted — SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-07-12 Price Changed $99,500 SAAR TX
• 2024-05-20 Listed $108,500 SAAR TX
• 2003-11-07 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,049 · +10.6% YoY. Source: county tax records.