384 Monroe · Deport, TX 75435

$40,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 41 Days on market

0.32 ac lot $22/sqft · 71% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity for investors! Extra large corner lot with chain link backyard, with storage building, and several shade trees. Wrap around concrete front and side porch. Home is in need of repairs but has potential. Home is located close to Deport Elementary and not far from downtown Deport. Paris is 17 miles from Deport. Come take a look and make offer!

Key facts

• Storage building
• Chain link backyard
• 0.32 acre lot

Tags

• EXTRA LARGE CORNER LOT
• CHAIN LINK BACKYARD
• STORAGE BUILDING
• COVERED DETACHED CARPORT
• WRAP AROUND CONCRETE PORCH
• CLOSE TO DEPORT ELEMENTARY

Property features AI

Finance

• Other: Exclusions: pot belly wood stove and RV cover; Special listing conditions: Standard; Possession at closing/funding
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; On-street parking; No garage or carport spaces
• Utilities: City water; City sewer; Electricity available and connected; Cable available; Phone available; Asphalt access; Overhead utilities
• Home design: Single-family residence; Residential property; Entry and living all on one level; Property attached: Yes
• Construction: Metal roof; Frame and siding construction; Block foundation; Year built listed as preowned
• Exterior features: Covered porches (front, side, wrap-around); Covered porch(es); Chain-link fencing in back yard; Outbuilding on the property; Corner lot with few trees; Lot dimensions approximately 200' x 70'

Interior

• Kitchen: Dishwasher; Refrigerator; Breakfast bar; Built-in cabinets; Dual sinks
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans; No central heating
• Interior features: Cable TV available; High-speed internet available; Accessible approach with ramp; 10 total rooms; Two living areas; One dining area; One-level layout
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Separate utility room with space for a freezer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,482 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Prairiland ISD (rural): math 52% / reading 51% proficiency, ranked #167 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Deport El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 141 students, 77% FRL) — zoned schools average 77% FRL vs 50% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 52% district-wide (-14 pts) — the specific schools serving this property underperform the Prairiland ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 20 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $3k appreciation (8.7% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, 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 ($39k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $38,800 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
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: 3.14% ✓
• Cap rate: 27.31%
• Cash-on-cash: 75.06%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

• ARV (median comp): $137,353
• List price: $40,000
• Delta: -70.88%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Monroe St	0.09mi	3/2.0	1,818 (+1%)	19mo	$34,000	$19	74
193 Church St	0.28mi	4/2.0 (+1)	1,851 (+3%)	8mo	$139,900	$76	67
565 Monroe St	0.18mi	3/2.0	1,552 (-14%)	13mo	$135,000	$87	54

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

Projected returns pro-forma

8.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 84.4%
• Equity multiple: 6.62×
• Total profit: $62,918
• Equity at exit: $32,294

10-year hold

• IRR: 79.8%
• Equity multiple: 14.36×
• Total profit: $149,607
• Equity at exit: $66,012

Cash invested: $11,200 (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 75435

• Home prices YoY: 4.4%
• Active inventory: 20
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $701

Break-even live

Break-even rent $368

Max offer price $40,000

Occupancy floor 39%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-15
   statusdays on market $40,000 Pending 41 DOM
2. 2026-06-13
   days on market $40,000 Active 40 DOM
3. 2026-06-12
   days on market $40,000 Active 39 DOM
4. 2026-06-09
   days on market $40,000 Active 36 DOM
5. 2026-06-08
   days on market $40,000 Active 35 DOM
6. 2026-06-08
   days on market $40,000 Active 34 DOM
7. 2026-06-07
   days on market $40,000 Active 33 DOM
8. 2026-06-03
   days on market $40,000 Active 30 DOM
9. 2026-06-02
   days on market $40,000 Active 29 DOM
10. 2026-06-02
    status $40,000 Active 28 DOM
11. 2026-04-27
    listed $40,000 Active 359-char remark
12. 2010-03-29
    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: $774 · $64/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,061
• − Mortgage interest: −$2,241
• − Property taxes: −$774
• − Insurance: −$200
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$1,164
• Taxable income: $8,273
• Est. tax owed @ 24.0%: −$1,986
• After-tax cash flow: $6,422/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: Prairiland ISD
• NCES district ID: 4835740
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 51% ▲ 7.00%
• Median HH income: $43,652
• Composite: 43.44/100
• National rank: #3010
• State rank: #167 of 826 in TX

Livability — Deport

• Score: 51/100
• State rank: #1482
• US rank: #25402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deport, TX
• Population (ZIP): 1,056

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 3% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.69%
• Current HPI: 208.2269
• 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

5 events — show timeline

• 2026-06-15 Pending — NTREIS
• 2026-06-01 Relisted — NTREIS
• 2026-05-27 Pending — NTREIS
• 2026-04-27 Listed $40,000 NTREIS
• 2010-03-29 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2025): $774 · -65.8% YoY. Source: county tax records.