205 S Oaklawn · Eastland, TX 76448

$139,500

3 bd · 1.0 ba · 1,938 sqft · SingleFamily public records · 133 Days on market

Built 1937 10,498 sqft lot $72/sqft · 41% below area Est $235k · 41% under ↓ 10% 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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location for this Frame Home. Living Room with Fireplace, Large Kitchen that has Pantry, Utility Closet, Island. Den has Good View of Back Yard. 3 Bedrooms, Closets and Fans, Full Bath and Shower Bath. Detached Double Garage with Storage Room. Privacy Fenced!

Key facts

• Den has good view
• Large kitchen
• Utility closet

Tags

• LIVING ROOM WITH FIREPLACE
• LARGE KITCHEN
• UTILITY CLOSET
• ISLAND
• DEN HAS GOOD VIEW
• PRIVACY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.1% in Eastland — 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 76/100 on livability (#104 in TX, #3,483 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.
• Eastland ISD (town): math 45% / reading 41% proficiency, ranked #349 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1937 — 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: 1.06% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 7.9

CMA / ARV

• ARV (median comp): $234,810
• List price: $139,500
• Delta: -40.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 S Hillcrest Ave	0.11mi	3/2.0	1,906 (-2%)	1mo	$257,000	$135	88
302 S Hillcrest Ave	0.05mi	3/2.0	1,876 (-3%)	8mo	$235,000	$125	82
201 S Hillcrest Ave	0.07mi	2/1.5 (-1)	1,825 (-6%)	2mo	$110,000	$60	78
408 Crestwood Dr	0.16mi	3/2.0	2,077 (+7%)	18mo	$260,000	$125	62
209 S Virginia Ave	0.07mi	4/3.0 (+1)	2,025 (+4%)	19mo	$182,000	$90	60
606 S College Ave	0.59mi	3/2.0	1,942 (+0%)	11mo	$175,000	$90	59
520 Crestwood Dr	0.36mi	3/2.0	1,730 (-11%)	5mo	$280,725	$162	58
514 S Hillcrest Ave	0.23mi	3/2.0	2,169 (+12%)	19mo	$200,000	$92	50
600 S College Ave	0.56mi	3/2.0	1,694 (-13%)	1mo	$175,000	$103	48

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

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-16,253
• Equity at exit: $20,800

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,735
• Equity at exit: $12,061

Cash invested: $39,060 (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 76448

• Home prices YoY: -21.7%
• Active inventory: 84
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$278 /mo · $3,339/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $98

Break-even live

Break-even rent $1,352

Max offer price $139,500

Occupancy floor 88%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $139,500 Active 133 DOM
2. 2026-06-17
   days on market $139,500 Active 132 DOM
3. 2026-06-16
   days on market $139,500 Active 131 DOM
4. 2026-06-15
   days on market $139,500 Active 130 DOM
5. 2026-06-13
   days on market $139,500 Active 128 DOM
6. 2026-06-12
   days on market $139,500 Active 127 DOM
7. 2026-06-09
   days on market $139,500 Active 124 DOM
8. 2026-06-08
   days on market $139,500 Active 123 DOM
9. 2026-06-08
   days on market $139,500 Active 122 DOM
10. 2026-06-07
    days on market $139,500 Active 121 DOM
11. 2026-06-03
    days on market $139,500 Active 118 DOM
12. 2026-06-02
    days on market $139,500 Active 117 DOM
13. 2026-06-01
    days on market $139,500 Active 116 DOM
14. 2026-05-31
    days on market $139,500 Active 115 DOM
15. 2026-04-10
    price $139,500 265-char remark

    Show marketing remark (265 chars)

    Great Location for this Frame Home. Living Room with Fireplace, Large Kitchen that has Pantry, Utility Closet, Island. Den has Good View of Back Yard. 3 Bedrooms, Closets and Fans, Full Bath and Shower Bath. Detached Double Garage with Storage Room. Privacy Fenced!

16. 2026-02-05
    listed $154,900 Active 265-char remark

    Show marketing remark (265 chars)

    Great Location for this Frame Home. Living Room with Fireplace, Large Kitchen that has Pantry, Utility Closet, Island. Den has Good View of Back Yard. 3 Bedrooms, Closets and Fans, Full Bath and Shower Bath. Detached Double Garage with Storage Room. Privacy Fenced!

17. 2020-09-02
    soldstatus
18. 2018-04-18
    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: $3,339 · $278/mo
• Projected year-2 tax: $3,339 · $278/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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $17,716
• − Mortgage interest: −$7,814
• − Property taxes: −$3,339
• − Insurance: −$698
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,058
• Taxable loss: −$1,027
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,427/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: Eastland ISD
• NCES district ID: 4817960
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $35,347
• Composite: 35.61/100
• National rank: #4894
• State rank: #349 of 826 in TX

Livability — Eastland

• Score: 76/100
• State rank: #104
• US rank: #3483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastland, TX
• Population (ZIP): 4,920

Population outlook (Eastland County) Hauer SSP2

• Today (2025): 17,433 people
• By 2030: 16,908 · -3.0%
• By 2040: 15,855 · -9.1%
• By 2050: 14,906 · -14.5%
• By 2075: 12,843 · -26.3%
• By 2100: 10,344 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 11% Hispanic / Latino 10% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 21% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Eastland

• 2024 margin: Solid R (+77.5) · D 11.0% · R 88.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -59.8pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.4 2016: R+75.4 2012: R+68.9 2008: R+59.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.60%
• Current HPI: 190.0993
• 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

-9.9% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $139,500 NTREIS
• 2026-02-05 Listed $154,900 NTREIS
• 2020-09-02 Sold (Public Records) — Public Records
• 2018-04-18 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,339 · -1.9% YoY. Source: county tax records.