1304 Sycamore St · Breckenridge, TX 76424

$150,000

3 bd · 3.0 ba · 1,544 sqft · SingleFamily public records · 45 Days on market

Built 1964 10,716 sqft lot Est $178k · 16% under ↓ 9% 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 +20.1/30.0
• ARV discount +14.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked towards the end of a peaceful cul-de-sac, this thoughtfully updated 3 bed 3 bath home offers 1544 sq ft of well-designed living space with a layout that supports comfort, privacy & flexibility. The property blends classic character with a fresh, modern presentation-ideal for buyers who want move-in readiness without sacrificing personality. Step inside to a nice-sized living area that feels open & welcoming, enhanced by new flooring and fresh interior paint & texture that create a clean, cohesive backdrop. The kitchen features a gas stove, new dishwasher, & a striking large antique vent hood—a rare architectural detail that adds warmth and charm. The home

Key facts

• True primary suites
• New flooring
• New dishwasher

Tags

• CUL-DE-SAC
• NEW FLOORING
• NEW DISHWASHER
• LARGE ANTIQUE VENT HOOD
• TRUE PRIMARY SUITES
• PRIVATE ENSUITE

Property features AI

Finance

• Financial info: Accepts cash and conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached 1-car garage; Attached carport; Covered parking for 2 vehicles; Additional parking and alley access
• Utilities: Electricity connected; Individual gas meter; Individual water meter; Phone service available; Not in a municipal utility district
• Home design: Single-family residence; One story; Accessible full bath
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1964
• Exterior features: Few trees; Interior lot

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with ensuite bath; Second primary-style bedroom with ensuite bath
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Electric heating elements; Ceiling fans
• Interior features: Eat-in kitchen; Window coverings; One living area; One dining area; 3 total rooms
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.7% in Breckenridge — 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 65/100 on livability (#695 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Breckenridge ISD (town): math 36% / reading 32% proficiency, ranked #551 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South El (math 36% / reading 31%, grade F, #2,174 of 4,322 statewide, top 51%, 281 students, 70% FRL) — zoned schools average 70% FRL vs 55% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Stephens County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: severe 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $177,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Mistletoe St	0.12mi	3/2.0	1,602 (+4%)	4mo	$185,000	$115	81
723 Mistletoe St	0.12mi	3/2.0	1,413 (-8%)	5mo	$139,500	$99	72
1315 Hunters Glen St	0.25mi	3/2.0	1,440 (-7%)	11mo	$165,000	$115	64
1310 Renee St	0.11mi	4/2.0 (+1)	1,684 (+9%)	15mo	$165,000	$98	58
605 S Miller St	0.65mi	3/2.0	1,558 (+1%)	8mo	$189,000	$121	57
710 W Wheeler St	0.47mi	3/1.0	1,589 (+3%)	9mo	$79,500	$50	57
15 Chaparral Ln	0.40mi	3/2.0	1,626 (+5%)	21mo	$215,000	$132	51
307 S Mcamis St	0.72mi	3/2.0	1,564 (+1%)	14mo	$219,500	$140	49
1305 Renee St	0.14mi	4/2.0 (+1)	1,724 (+12%)	23mo	$210,000	$122	46
718 Mistletoe St	0.21mi	3/2.0	1,333 (-14%)	21mo	$229,900	$172	45
113 Sunset Blvd	0.59mi	3/2.0	1,672 (+8%)	14mo	$190,000	$114	43
123 Sunset Blvd	0.57mi	3/2.0	1,412 (-8%)	22mo	$89,995	$64	37

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

Projected returns pro-forma

1.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.49×
• Total profit: $20,624
• Equity at exit: $57,562

10-year hold

• IRR: 12.5%
• Equity multiple: 2.64×
• Total profit: $68,986
• Equity at exit: $81,677

Cash invested: $42,000 (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 76424

• Home prices YoY: 1.6%
• Active inventory: 119
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $186

Break-even live

Break-even rent $1,265

Max offer price $150,000

Occupancy floor 83%

Sensitivity live

Price	-10% $271	-5% $228	+0% $186	+5% $144	+10% $101
Rent	-10% $67	-5% $127	+0% $186	+5% $245	+10% $304
Rate	-1.0pp $262	-0.5pp $224	base $186	+0.5pp $147	+1.0pp $108

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 N Parks St Breckenridge, TX	4.0	1.5	1810	$1,500	$0.83	22d	1	0.99mi
901 N Parks St Breckenridge, TX	4.0	1.5	1810	$1,500	$0.83	14d	1	0.99mi

Listing history 23 events

1. 2026-06-21
   days on market $150,000 Active 45 DOM
2. 2026-06-18
   days on market $150,000 Active 43 DOM
3. 2026-06-17
   days on market $150,000 Active 42 DOM
4. 2026-06-16
   days on market $150,000 Active 41 DOM
5. 2026-06-15
   days on market $150,000 Active 40 DOM
6. 2026-06-13
   days on market $150,000 Active 38 DOM
7. 2026-06-12
   days on market $150,000 Active 37 DOM
8. 2026-06-09
   days on market $150,000 Active 34 DOM
9. 2026-06-08
   days on market $150,000 Active 33 DOM
10. 2026-06-08
    days on market $150,000 Active 32 DOM
11. 2026-06-05
    days on market $150,000 Active 30 DOM
12. 2026-06-03
    days on market $150,000 Active 28 DOM
13. 2026-06-02
    days on market $150,000 Active 27 DOM
14. 2026-06-01
    days on market $150,000 Active 26 DOM
15. 2026-05-31
    days on market $150,000 Active 25 DOM
16. 2026-05-10
    status Active
17. 2026-04-11
    status Pending
18. 2026-04-07
    listed $150,000 Active
19. 2025-05-29
    listed $165,000 Active
20. 2024-10-03
    soldstatus
21. 2021-06-17
    soldstatus
22. 2021-06-03
    soldstatus
23. 2021-04-16
    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: $1,799 · $150/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$946/yr (+$79/mo · 52.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $18,000
• − Mortgage interest: −$8,402
• − Property taxes: −$1,799
• − Insurance: −$750
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,364
• Taxable loss: −$195
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $2,279/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: Breckenridge ISD
• NCES district ID: 4811220
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $40,744
• Composite: 28.66/100
• National rank: #6700
• State rank: #551 of 826 in TX

Livability — Breckenridge

• Score: 65/100
• State rank: #695
• US rank: #12987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge, TX
• Population (ZIP): 8,626

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 10,625 people
• By 2030: 11,029 · +3.8%
• By 2040: 11,827 · +11.3%
• By 2050: 12,609 · +18.7%
• By 2075: 13,855 · +30.4%
• By 2100: 13,067 · +23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 12% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+79.3) · D 10.2% · R 89.5%
• 2008→2024 swing: -15.7pp toward R · 2008: -63.6pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+78.6 2016: R+77.8 2012: R+70.9 2008: R+63.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.80%
• Current HPI: 110.8496
• 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

-9.1% since first listed

8 events — show timeline

• 2026-05-10 Relisted — NTREIS
• 2026-04-11 Pending — NTREIS
• 2026-04-07 Listed $150,000 NTREIS
• 2025-05-29 Listed $165,000 NTREIS
• 2024-10-03 Sold (Public Records) — Public Records
• 2021-06-17 Sold (Public Records) — Public Records
• 2021-06-03 Sold (Public Records) — Public Records
• 2021-04-16 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,799 · -53.1% YoY. Source: county tax records.