1104 S Vivian St · Crane, TX 79731

$115,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 41 Days on market

Built 1965 4,356 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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

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Key facts

• 4,356 sq ft lot
• Built 1965
• Listed 41 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residence; Residential property
• Construction: Metal roof; Pillar/post/pier foundation; Built as a single-story (property subtype: Single Family Residence)
• Exterior features: No notable exterior features; Paved road access; Solar panels

Interior

• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Gas water heater; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $46 ($555/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 $94k (18.5% below list).
• Recommended offer: $94k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#50 in TX, #1,960 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Crane ISD (town): math 36% / reading 33% proficiency, ranked #510 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crane El (math 30% / reading 29%, grade F, #2,525 of 4,322 statewide, top 62%, 590 students, 68% FRL); Crane Middle (math 31% / reading 31%, grade F, #1,015 of 1,662 statewide, top 62%, 258 students, 60% FRL); Crane H S (math 67% / reading 47%, grade C, #333 of 1,632 statewide, top 22%, 331 students, 55% FRL) — zoned schools average 61% FRL vs 31% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 2 units permitted in Crane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Crane County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,670 (18.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $65,532
• Equity at exit: $103,601

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $190,568
• Equity at exit: $223,420

Cash invested: $32,200 (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 79731

• Home prices YoY: 4.6%
• Active inventory: 24
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $46

Break-even live

Break-even rent $878

Max offer price $115,000

Occupancy floor 90%

Sensitivity live

Price	-10% $111	-5% $79	+0% $46	+5% $14	+10% $-19
Rent	-10% $-28	-5% $9	+0% $46	+5% $83	+10% $120
Rate	-1.0pp $104	-0.5pp $76	base $46	+0.5pp $16	+1.0pp $-14

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $115,000 Active 41 DOM
2. 2026-06-21
   days on market $115,000 Active 40 DOM
3. 2026-06-18
   days on market $115,000 Active 38 DOM
4. 2026-06-17
   days on market $115,000 Active 37 DOM
5. 2026-06-16
   days on market $115,000 Active 36 DOM
6. 2026-06-15
   days on market $115,000 Active 35 DOM
7. 2026-06-13
   days on market $115,000 Active 33 DOM
8. 2026-06-12
   days on market $115,000 Active 32 DOM
9. 2026-06-09
   days on market $115,000 Active 29 DOM
10. 2026-06-08
    days on market $115,000 Active 28 DOM
11. 2026-06-08
    days on market $115,000 Active 27 DOM
12. 2026-06-05
    days on market $115,000 Active 25 DOM
13. 2026-06-03
    days on market $115,000 Active 23 DOM
14. 2026-06-02
    days on market $115,000 Active 22 DOM
15. 2026-06-01
    days on market $115,000 Active 21 DOM
16. 2026-05-31
    days on market $115,000 Active 20 DOM
17. 2026-05-11
    listed $115,000 Active 132-char remark

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,592/yr (+$133/mo · 310.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,240
• − Mortgage interest: −$6,442
• − Property taxes: −$513
• − Insurance: −$575
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$3,345
• Taxable loss: −$1,433
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $899/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: Crane ISD
• NCES district ID: 4815540
• Math proficiency: 36% ▲ 5.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $53,897
• Composite: 30.32/100
• National rank: #6273
• State rank: #510 of 826 in TX

Livability — Crane

• Score: 80/100
• State rank: #50
• US rank: #1960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crane, TX
• Population (ZIP): 4,319

Population outlook (Crane County) Hauer SSP2

• Today (2025): 6,590 people
• By 2030: 7,448 · +13.0%
• By 2040: 9,271 · +40.7%
• By 2050: 11,270 · +71.0%
• By 2075: 16,687 · +153.2%
• By 2100: 20,964 · +218.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% White 25% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 68% Cuban 1%
• Common ancestry: Slovak 2% Scottish 1% Serbian 1%
• Foreign-born: 22% · Canada
• Languages at home: 45% English-only · Spanish 51% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Crane

• 2024 margin: Solid R (+72.8) · D 13.4% · R 86.2%
• 2008→2024 swing: -17.7pp toward R · 2008: -55.0pp · 2024: -72.8pp
• All cycles: 2024: R+72.8 2020: R+66.9 2016: R+54.2 2012: R+55.3 2008: R+55.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.20%
• Current HPI: 254.4394
• 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

1 event — show timeline

• 2026-05-11 Listed $115,000 ODMLS

Property tax history

+6.9%/yr

Latest (2025): $513 · -2.8% YoY. Source: county tax records.