604 W 11th St · Quanah, TX 79252

$49,900

2 bd · 0.5 ba · 910 sqft · Other public records · 333 Days on market

Built 1955 10,498 sqft lot $55/sqft · 8% below area Est $54k · 8% under ↓ 26% 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 +30.0/30.0
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

!!PRICE REDUCTION!! !!MOTIVATED SELLERS!! Residential or commercial opportunity located directly on US Highway 287 with excellent frontage and visibility. This versatile property is zoned for both residential and commercial use, offering flexibility for a primary residence, small business, or investment property. The site provides convenient highway access and strong exposure along a high-traffic corridor, making it suitable for a variety of permitted uses including office space, retail, live and work arrangements. Utilities including water, electric, gas, and internet are available on-site. The property offers usable space for parking, storage, outdoor improvements, or future expansion. This is a flexible-use property suitable for owner-users or investors seeking visibility and long-term potential along US 287. Highlights: Zoned for Residential and Commercial Use Direct frontage on US Highway 287 High visibility and strong traffic exposure Flexible property use: residential, office, retail, work, live Utilities available: water, electric, gas, and internet Suitable for owner-user or investment opportunity Convenient access to major transportation corridor Room for parking, storage, or future improvements Located in an expanding commercial and residential corridor

Key facts

• Highway frontage
• 0.24 acre lot
• Community pool

Tags

• HIGHWAY FRONTAGE
• READY-TO-GO UTILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#116 in TX, #3,745 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Quanah ISD (rural): math 44% / reading 37% proficiency, ranked #432 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Hardeman County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 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. 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: 1.75% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.92%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $54,490
• List price: $49,900
• Delta: -8.42%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.8%
• Equity multiple: 2.97×
• Total profit: $27,478
• Equity at exit: $22,437

10-year hold

• IRR: 35.0%
• Equity multiple: 5.85×
• Total profit: $67,792
• Equity at exit: $34,578

Cash invested: $13,972 (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 79252

• Active inventory: 26
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $337

Break-even live

Break-even rent $447

Max offer price $49,900

Occupancy floor 56%

Sensitivity live

Price	-10% $365	-5% $351	+0% $337	+5% $323	+10% $309
Rent	-10% $268	-5% $302	+0% $337	+5% $371	+10% $406
Rate	-1.0pp $362	-0.5pp $349	base $337	+0.5pp $324	+1.0pp $311

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,900 Active 333 DOM
2. 2026-06-18
   days on market $49,900 Active 331 DOM
3. 2026-06-17
   days on market $49,900 Active 330 DOM
4. 2026-06-16
   days on market $49,900 Active 329 DOM
5. 2026-06-15
   days on market $49,900 Active 328 DOM
6. 2026-06-15
   days on market $49,900 Active 327 DOM
7. 2026-06-13
   days on market $49,900 Active 326 DOM
8. 2026-06-12
   days on market $49,900 Active 325 DOM
9. 2026-06-09
   statusdays on market $49,900 Active 322 DOM
10. 2026-06-02
    statusdays on market $49,900 Pending 321 DOM
11. 2026-06-01
    days on market $49,900 Active 320 DOM
12. 2026-05-31
    days on market $49,900 Active 319 DOM
13. 2025-10-20
    price $49,900 1308-char remark

    Show marketing remark (1308 chars)

    !!PRICE REDUCTION!! !!MOTIVATED SELLERS!! Residential or commercial opportunity located directly on US Highway 287 with excellent frontage and visibility. This versatile property is zoned for both residential and commercial use, offering flexibility for a primary residence, small business, or investment property. The site provides convenient highway access and strong exposure along a high-traffic corridor, making it suitable for a variety of permitted uses including office space, retail, live and work arrangements. Utilities including water, electric, gas, and internet are available on-site. The property offers usable space for parking, storage, outdoor improvements, or future expansion. This is a flexible-use property suitable for owner-users or investors seeking visibility and long-term potential along US 287. Highlights: Zoned for Residential and Commercial Use Direct frontage on US Highway 287 High visibility and strong traffic exposure Flexible property use: residential, office, retail, work, live Utilities available: water, electric, gas, and internet Suitable for owner-user or investment opportunity Convenient access to major transportation corridor Room for parking, storage, or future improvements Located in an expanding commercial and residential corridor

14. 2025-08-11
    price $52,900 1308-char remark

    Show marketing remark (1308 chars)

    !!PRICE REDUCTION!! !!MOTIVATED SELLERS!! Residential or commercial opportunity located directly on US Highway 287 with excellent frontage and visibility. This versatile property is zoned for both residential and commercial use, offering flexibility for a primary residence, small business, or investment property. The site provides convenient highway access and strong exposure along a high-traffic corridor, making it suitable for a variety of permitted uses including office space, retail, live and work arrangements. Utilities including water, electric, gas, and internet are available on-site. The property offers usable space for parking, storage, outdoor improvements, or future expansion. This is a flexible-use property suitable for owner-users or investors seeking visibility and long-term potential along US 287. Highlights: Zoned for Residential and Commercial Use Direct frontage on US Highway 287 High visibility and strong traffic exposure Flexible property use: residential, office, retail, work, live Utilities available: water, electric, gas, and internet Suitable for owner-user or investment opportunity Convenient access to major transportation corridor Room for parking, storage, or future improvements Located in an expanding commercial and residential corridor

15. 2025-07-31
    price $56,900 1308-char remark

    Show marketing remark (1308 chars)

    !!PRICE REDUCTION!! !!MOTIVATED SELLERS!! Residential or commercial opportunity located directly on US Highway 287 with excellent frontage and visibility. This versatile property is zoned for both residential and commercial use, offering flexibility for a primary residence, small business, or investment property. The site provides convenient highway access and strong exposure along a high-traffic corridor, making it suitable for a variety of permitted uses including office space, retail, live and work arrangements. Utilities including water, electric, gas, and internet are available on-site. The property offers usable space for parking, storage, outdoor improvements, or future expansion. This is a flexible-use property suitable for owner-users or investors seeking visibility and long-term potential along US 287. Highlights: Zoned for Residential and Commercial Use Direct frontage on US Highway 287 High visibility and strong traffic exposure Flexible property use: residential, office, retail, work, live Utilities available: water, electric, gas, and internet Suitable for owner-user or investment opportunity Convenient access to major transportation corridor Room for parking, storage, or future improvements Located in an expanding commercial and residential corridor

16. 2025-07-15
    listed $57,500 Active 1308-char remark

    Show marketing remark (1308 chars)

    !!PRICE REDUCTION!! !!MOTIVATED SELLERS!! Residential or commercial opportunity located directly on US Highway 287 with excellent frontage and visibility. This versatile property is zoned for both residential and commercial use, offering flexibility for a primary residence, small business, or investment property. The site provides convenient highway access and strong exposure along a high-traffic corridor, making it suitable for a variety of permitted uses including office space, retail, live and work arrangements. Utilities including water, electric, gas, and internet are available on-site. The property offers usable space for parking, storage, outdoor improvements, or future expansion. This is a flexible-use property suitable for owner-users or investors seeking visibility and long-term potential along US 287. Highlights: Zoned for Residential and Commercial Use Direct frontage on US Highway 287 High visibility and strong traffic exposure Flexible property use: residential, office, retail, work, live Utilities available: water, electric, gas, and internet Suitable for owner-user or investment opportunity Convenient access to major transportation corridor Room for parking, storage, or future improvements Located in an expanding commercial and residential corridor

17. 2025-05-31
    historical
18. 2025-03-13
    price $62,500
19. 2025-01-11
    listed $67,500 Active

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$68/yr (+$6/mo · 8.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,476
• − Mortgage interest: −$2,795
• − Property taxes: −$845
• − Insurance: −$250
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$1,452
• Taxable income: $3,458
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,211/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: Quanah ISD
• NCES district ID: 4836180
• Math proficiency: 44% ▲ 4.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $36,117
• Composite: 33.62/100
• National rank: #5406
• State rank: #432 of 826 in TX

Livability — Quanah

• Score: 76/100
• State rank: #116
• US rank: #3745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quanah, TX
• Population (ZIP): 2,642

Population outlook (Hardeman County) Hauer SSP2

• Today (2025): 3,541 people
• By 2030: 3,375 · -4.7%
• By 2040: 3,066 · -13.4%
• By 2050: 2,784 · -21.4%
• By 2075: 2,057 · -41.9%
• By 2100: 1,406 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: American 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Hardeman

• 2024 margin: Solid R (+72.7) · D 13.4% · R 86.1%
• 2008→2024 swing: -21.0pp toward R · 2008: -51.8pp · 2024: -72.7pp
• All cycles: 2024: R+72.7 2020: R+68.9 2016: R+63.4 2012: R+58.5 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-26.1% since first listed

7 events — show timeline

• 2025-10-20 Price Changed $49,900 NTREIS
• 2025-08-11 Price Changed $52,900 NTREIS
• 2025-07-31 Price Changed $56,900 NTREIS
• 2025-07-15 Listed $57,500 NTREIS
• 2025-05-31 Listing Removed — NTREIS
• 2025-03-13 Price Changed $62,500 NTREIS
• 2025-01-11 Listed $67,500 NTREIS

Property tax history

+2.1%/yr

Latest (2025): $845 · +2.9% YoY. Source: county tax records.