709 E 23rd St · Cisco, TX 76437

$92,500

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 9 Days on market

Built 1920 9,365 sqft lot Est $94k · at est.

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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 +15.9/30.0
• Appreciation +9.4/10.0
• ARV discount +8.0/15.0
• DSCR +4.9/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you're looking for a first home, investment property, or just wanting to downsize, this might be the place for you! This 2 bed on3 bath home in Cisco has about 1064 sq ft, and has had lots of recent upgrades. In the past two years, this seller has installed a new roof, new electrical, new water heater and fresh paint inside and out. This home is located in a quiet neighborhood in the SE part of Cisco and is ready for it's next owner. The one bedroom house next door is also for sale by the same owner, so these two would make an excellent rental package, or a perfect set-up for multi-generational living.

Key facts

• Fresh paint
• New water heater
• New electrical

Tags

• NEW ROOF
• NEW ELECTRICAL
• NEW WATER HEATER
• FRESH PAINT
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Property listed For Sale; Possession at closing/funding; Located in Eastland County, Texas
• Financial info: Listing accepts Cash and Conventional financing; No second mortgage reported; Treat as clear loan type
• HOA & community: No homeowners association

Exterior

• Parking: Direct access parking; On-street parking
• Security: No surveillance devices reported
• Utilities: City water; City sewer; Electric service connected; Individual gas meter; No municipal utility district
• Home design: Single-family residence; One story; Residential property; Preowned (built 1920)
• Construction: Composition roof; Siding exterior; Pillar/post/pier foundation; Built in 1920; Smart home features present
• Exterior features: Asphalt surfaces; City water and city sewer; Electricity connected; Individual gas meter; Lot less than 0.5 acre

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified
• Interior features: High-speed internet available; One living area; One dining area; 2 total rooms
• Laundry & utility: Utility room with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $44 ($527/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 $85k (8.1% below list).
• Recommended offer: $85k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Cisco — 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 75/100 on livability (#121 in TX, #3,812 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cisco ISD (town): math 53% / reading 58% proficiency, ranked #118 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cisco El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 415 students, 60% FRL); Cisco J H (math 52% / reading 52%, grade C+, #301 of 1,662 statewide, top 19%, 161 students, 48% FRL); Cisco H S (math 72% / reading 77%, grade B+, #82 of 1,632 statewide, top 6%, 234 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($640 loan paydown + $8k appreciation (8.8% local appreciation)).
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $85,000 (8.1% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $93,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2508 Highway 183	0.62mi	2/1.0	1,134 (+7%)	10mo	$100,000	$88	52

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

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.77×
• Total profit: $45,803
• Equity at exit: $75,483

10-year hold

• IRR: 21.0%
• Equity multiple: 6.07×
• Total profit: $131,284
• Equity at exit: $155,095

Cash invested: $25,900 (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 76437

• Home prices YoY: 5.6%
• Active inventory: 82
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $44

Break-even live

Break-even rent $794

Max offer price $92,500

Occupancy floor 90%

Sensitivity live

Price	-10% $96	-5% $70	+0% $44	+5% $18	+10% $-8
Rent	-10% $-23	-5% $10	+0% $44	+5% $77	+10% $111
Rate	-1.0pp $90	-0.5pp $67	base $44	+0.5pp $20	+1.0pp $-4

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Conrad Hilton Blvd Cisco, TX	1.0–2.0	1.0	910	$850	$0.93	22d	10	1.41mi

Listing history 8 events

1. 2026-06-21
   days on market $92,500 Active 9 DOM
2. 2026-06-21
   days on market $92,500 Active 8 DOM
3. 2026-06-18
   days on market $92,500 Active 6 DOM
4. 2026-06-17
   days on market $92,500 Active 5 DOM
5. 2026-06-16
   days on market $92,500 Active 4 DOM
6. 2026-06-15
   days on market $92,500 Active 3 DOM
7. 2026-06-12
   remarks 612-char remark
8. 2026-06-12
   listed $92,500 Active 1 DOM

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,693 · $141/mo
• Expected delta: +$445/yr (+$37/mo · 35.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $10,200
• − Mortgage interest: −$5,181
• − Property taxes: −$1,248
• − Insurance: −$462
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,691
• Taxable loss: −$1,014
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $770/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: Cisco ISD
• NCES district ID: 4814070
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 58% ▲ 6.00%
• Median HH income: $39,085
• Composite: 46.29/100
• National rank: #2478
• State rank: #118 of 826 in TX

Livability — Cisco

• Score: 75/100
• State rank: #121
• US rank: #3812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cisco, TX
• Population (ZIP): 5,895

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 18% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 14% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 12% Vietnamese 1%

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: ▲ 8.82%
• Current HPI: 167.4457
• 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

+3.9% since first listed

7 events — show timeline

• 2026-06-12 Listed $92,500 NTREIS
• 2026-03-19 Listing Removed — NTREIS
• 2025-09-30 Listed $94,500 NTREIS
• 2025-08-19 Listing Removed — NTREIS
• 2025-08-18 Relisted — NTREIS
• 2025-08-12 Contingent — NTREIS
• 2025-07-28 Listed $89,000 NTREIS

Property tax history

+3.7%/yr

Latest (2025): $1,248 · -6.4% YoY. Source: county tax records.