1106 Country Club Dr · Ballinger, TX 76821

$99,500

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 169 Days on market

Built 1950 0.62 ac lot Est $89k · 12% over ↓ 16% since listing

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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 +18.8/30.0
• Appreciation +7.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0

Listing remarks

WE HAVE A GREAT FIRST TIME BUYERS HOME . THIS 3/1 HAS BEEN UPDATED RECENTLY SHOWING OFF NEW ROOF, PAINT INSIDE AND OUT, NEW LIGHTING FIXTURES, DISHWASHER ETC. HOME IS IN A GOOD NEIGHBORHOOD EASY ACCESS TO ALL SCHOOLS, FENCED BACK YARD AND WITH A FEW MINUTES TO BALLINGER COUNTRY CLUB IF YOU'RE A GOLFER. THIS PROPERTY IS PRICED TO SELL.

Key facts

• Fenced back yard
• New roof
• 0.62 acre lot

Tags

• NEW ROOF
• NEW LIGHTING FIXTURES
• FENCED BACK YARD
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $101 ($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 $98k (1.7% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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, amenities 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.
• Zoned schools: Ballinger El (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 368 students, 68% FRL); Ballinger J H (math 32% / reading 37%, grade F, #858 of 1,662 statewide, top 54%, 179 students, 61% FRL); Ballinger H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 266 students, 49% FRL).
• 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 $5k of equity ($688 loan paydown + $4k appreciation (4.1% local appreciation)).
• At projected returns (4.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1950 — 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: 0.98% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $89,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1707 12th St	0.11mi	2/1.0 (-1)	894 (-11%)	21mo	$79,500	$89	55
201 County Rd 288	0.33mi	3/1.0	1,140 (+14%)	13mo	$210,000	$184	51
404 E Ave Ave	0.66mi	2/1.5 (-1)	1,016 (+2%)	11mo	$40,000	$39	50

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: 14.4%
• Equity multiple: 1.87×
• Total profit: $24,248
• Equity at exit: $50,947

10-year hold

• IRR: 15.5%
• Equity multiple: 3.53×
• Total profit: $70,464
• Equity at exit: $83,729

Cash invested: $27,860 (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: 8.5×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $101

Break-even live

Break-even rent $851

Max offer price $99,500

Occupancy floor 85%

Sensitivity live

Price	-10% $157	-5% $129	+0% $101	+5% $73	+10% $44
Rent	-10% $24	-5% $62	+0% $101	+5% $139	+10% $178
Rate	-1.0pp $151	-0.5pp $126	base $101	+0.5pp $75	+1.0pp $49

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-03-19
   soldstatus
3. 2026-02-09
   price $99,500
4. 2025-12-15
   status Active
5. 2025-12-15
   price $119,000
6. 2025-11-17
   price $110,000
7. 2025-10-30
   listed $119,000 Active
8. 2009-05-18
   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: $1,305 · $109/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$516/yr (+$43/mo · 39.5%)

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

Taxation est. · year 1

• Rental income: $11,739
• − Mortgage interest: −$5,574
• − Property taxes: −$1,305
• − Insurance: −$498
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,895
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,308/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

-16.4% since first listed

8 events — show timeline

• 2026-04-20 Pending — SAAR TX
• 2026-03-19 Sold (Public Records) — Public Records
• 2026-02-09 Price Changed $99,500 SAAR TX
• 2025-12-15 Relisted — SAAR TX
• 2025-12-15 Price Changed $119,000 SAAR TX
• 2025-11-17 Price Changed $110,000 SAAR TX
• 2025-10-30 Listed $119,000 SAAR TX
• 2009-05-18 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,305 · +8.8% YoY. Source: county tax records.