345 Greenwood Ave · Nash, TX 75569

$149,950

3 bd · 2.0 ba · 1,215 sqft · SingleFamily public records · 38 Days on market

Built 1972 Est $165k · 9% under

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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 +18.6/30.0
• ARV discount +11.7/15.0
• Appreciation +8.7/10.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is a precious 3 bedroom 1.5 bathroom home and has a spacious fenced in backyard. New Carpet, Stove and a 1 car garage.

Key facts

• New hvac
• Fenced in backyard
• Additional room

Tags

• FENCED IN BACKYARD
• ADDITIONAL ROOM
• NEW ROOF
• NEW HVAC
• ENERGY SAVING WINDOWS
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $145k (3.3% below list).
• Recommended offer: $145k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#399 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: commute C-, schools D+, employment D.
• Texarkana ISD (urban): math 36% / reading 41% proficiency, ranked #472 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.3% local appreciation)).
• At projected returns (7.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000 (3.3% below list)

Questions for the listing agent

1. It's been on market 38 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 1972 — 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: 0.97% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $165,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Post	0.34mi	3/2.0	1,216 (+0%)	8mo	$165,000	$136	78
229 Johnson St	0.40mi	2/1.0 (-1)	1,296 (+7%)	24mo	$69,900	$54	41

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

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.54×
• Total profit: $64,510
• Equity at exit: $106,940

10-year hold

• IRR: 20.2%
• Equity multiple: 5.29×
• Total profit: $180,314
• Equity at exit: $205,942

Cash invested: $41,986 (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 75569

• Home prices YoY: 5.0%
• Active inventory: 17
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $146

Break-even live

Break-even rent $1,265

Max offer price $149,950

Occupancy floor 85%

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: $37,488
• Closing costs: $4,498
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 N Pecan St Nash, TX	1.0–2.0	1.5–2.5	1350	$1,450	$1.07	43d	2	0.31mi
60 Clark St Nash, TX	2.0–3.0	2.0	1450	$1,450	$1.00	43d	2	0.88mi

Listing history 22 events

1. 2026-06-19
   days on market $149,950 Active 38 DOM
2. 2026-06-18
   days on market $149,950 Active 37 DOM
3. 2026-06-17
   days on market $149,950 Active 36 DOM
4. 2026-06-16
   days on market $149,950 Active 35 DOM
5. 2026-06-15
   days on market $149,950 Active 34 DOM
6. 2026-06-14
   days on market $149,950 Active 32 DOM
7. 2026-06-13
   days on market $149,950 Active 31 DOM
8. 2026-06-10
   days on market $149,950 Active 29 DOM
9. 2026-06-09
   days on market $149,950 Active 28 DOM
10. 2026-06-08
    days on market $149,950 Active 27 DOM
11. 2026-06-07
    days on market $149,950 Active 26 DOM
12. 2026-06-05
    days on market $149,950 Active 23 DOM
13. 2026-06-02
    days on market $149,950 Active 21 DOM
14. 2026-06-01
    days on market $149,950 Active 20 DOM
15. 2026-05-31
    days on market $149,950 Active 19 DOM
16. 2026-05-30
    days on market $149,950 Active 18 DOM
17. 2026-05-12
    listed $149,950 Active 356-char remark
18. 2023-01-23
    soldstatus
19. 2023-01-13
    soldstatus 128-char remark

    Show marketing remark (128 chars)

    This home is a precious 3 bedroom 1.5 bathroom home and has a spacious fenced in backyard. New Carpet, Stove and a 1 car garage.

20. 2022-10-19
    listed $94,900 128-char remark

    Show marketing remark (128 chars)

    This home is a precious 3 bedroom 1.5 bathroom home and has a spacious fenced in backyard. New Carpet, Stove and a 1 car garage.

21. 2019-01-07
    soldstatus
22. 2000-06-30
    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: $1,807 · $151/mo
• Projected year-2 tax: $2,744 · $229/mo
• Expected delta: +$937/yr (+$78/mo · 51.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$8,400
• − Property taxes: −$1,807
• − Insurance: −$750
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,362
• Taxable loss: −$703
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $1,921/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: Texarkana ISD
• NCES district ID: 4842480
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,692
• Composite: 31.87/100
• National rank: #5867
• State rank: #472 of 826 in TX

Livability — Nash

• Score: 69/100
• State rank: #399
• US rank: #8266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nash, TX
• City population: 3,601
• Population (ZIP): 3,601

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.31%
• Current HPI: 152.7927
• 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

+58.0% since first listed

6 events — show timeline

• 2026-05-12 Listed $149,950 FSBO.com
• 2023-01-23 Sold (Public Records) — Public Records
• 2023-01-13 Sold (MLS) — TBOR
• 2022-10-19 Listed $94,900 TBOR
• 2019-01-07 Sold (Public Records) — Public Records
• 2000-06-30 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,807 · +11.8% YoY. Source: county tax records.