2510 Teddy St · Marshall, TX 75675

$50,000

4 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 76 Days on market

Built 1935 0.53 ac lot $40/sqft · 39% below area Est $82k · 39% under ↓ 29% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Attention investors! Here's your chance to turn this property into a lucrative investment. This 4-bedroom, 2-bathroom house presents a prime opportunity for those with vision and expertise in property rehabilitation. Whether you're looking to flip for aquick profit or fix and hold for long-term rental income, this property provides versatility to suit your investment goals.

Key facts

• 0.53 acre lot
• Built 1935
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 58% 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 $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.57% ✓
• Cap rate: 21.82%
• Cash-on-cash: 55.44%
• DSCR: 3.47
• GRM: 3.2

CMA / ARV

• ARV (median comp): $82,262
• List price: $50,000
• Delta: -39.22%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 55.0%
• Equity multiple: 4.08×
• Total profit: $43,063
• Equity at exit: $22,482

10-year hold

• IRR: 54.6%
• Equity multiple: 8.26×
• Total profit: $101,607
• Equity at exit: $34,648

Cash invested: $14,000 (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 75675

• Active inventory: 2
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $580

Break-even live

Break-even rent $553

Max offer price $50,000

Occupancy floor 50%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-09
   status Active 376-char remark

   Show marketing remark (376 chars)

   Attention investors! Here's your chance to turn this property into a lucrative investment. This 4-bedroom, 2-bathroom house presents a prime opportunity for those with vision and expertise in property rehabilitation. Whether you're looking to flip for aquick profit or fix and hold for long-term rental income, this property provides versatility to suit your investment goals.

2. 2026-02-11
   status Pending 376-char remark

   Show marketing remark (376 chars)

   Attention investors! Here's your chance to turn this property into a lucrative investment. This 4-bedroom, 2-bathroom house presents a prime opportunity for those with vision and expertise in property rehabilitation. Whether you're looking to flip for aquick profit or fix and hold for long-term rental income, this property provides versatility to suit your investment goals.

3. 2026-01-15
   listed $50,000 Active 376-char remark

   Show marketing remark (376 chars)

   Attention investors! Here's your chance to turn this property into a lucrative investment. This 4-bedroom, 2-bathroom house presents a prime opportunity for those with vision and expertise in property rehabilitation. Whether you're looking to flip for aquick profit or fix and hold for long-term rental income, this property provides versatility to suit your investment goals.

4. 2024-02-28
   listed $70,000 Active

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,449
• − Mortgage interest: −$2,801
• − Property taxes: −$1,047
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$1,455
• Taxable income: $6,628
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $5,374/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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, TX

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-28.6% since first listed

4 events — show timeline

• 2026-04-09 Relisted — LAAR
• 2026-02-11 Pending — LAAR
• 2026-01-15 Listed $50,000 LAAR
• 2024-02-28 Listed $70,000 LAAR

Property tax history

+3.0%/yr

Latest (2025): $1,047 · +18.9% YoY. Source: county tax records.