401 E Henderson St · Overton, TX 75684

$105,000

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 47 Days on market

Built 1935 $74/sqft · 29% below area Est $147k · 29% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Vintage 3 bedroom, 1 bath home. CA/CH. Update throughout to include kitchen and bathroom. Spacious bedrooms and privacy fencing in backyard . l Short walking distance to schools and local business'. Call to view today!

Key facts

• 2 garage spots
• Built 1935
• Listed 46 days

Property features AI

Exterior

• Parking: 2-car garage; Concrete driveway; On-street parking available; Garage faces side
• Utilities: Public sewer
• Home design: Single-family residence; One level; Corner lot location
• Construction: Pillar/post/pier foundation
• Exterior features: Wood fencing; No pool; No other outbuildings

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating
• Interior features: Wood-burning fireplace; 7 total rooms
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#432 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, amenities F, commute F.
• Overton ISD (rural): math 31% / reading 32% proficiency, ranked #582 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1935 — 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: 1.31% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (median comp): $147,427
• List price: $105,000
• Delta: -28.78%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 E Henderston St	0.04mi	2/2.0 (-1)	1,466 (+3%)	15mo	$239,900	$164	72
201 N Meadowbrook Dr	0.63mi	3/2.0	1,507 (+6%)	4mo	$114,400	$76	53
101 N Meadowbrook Dr	0.62mi	3/2.0	1,558 (+10%)	1mo	$220,000	$141	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.15×
• Total profit: $33,686
• Equity at exit: $47,213

10-year hold

• IRR: 21.3%
• Equity multiple: 4.08×
• Total profit: $90,564
• Equity at exit: $72,760

Cash invested: $29,400 (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 75684

• Active inventory: 70
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $330

Break-even live

Break-even rent $958

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E Cottonwood St Overton, TX	2.0	2.0	1210	$1,375	$1.14	21d	1	0.26mi

Listing history 25 events

1. 2026-06-19
   days on market $105,000 Active 47 DOM
2. 2026-06-18
   days on market $105,000 Active 46 DOM
3. 2026-06-17
   days on market $105,000 Active 45 DOM
4. 2026-06-16
   days on market $105,000 Active 44 DOM
5. 2026-06-15
   days on market $105,000 Active 43 DOM
6. 2026-06-14
   days on market $105,000 Active 41 DOM
7. 2026-06-13
   days on market $105,000 Active 40 DOM
8. 2026-06-10
   days on market $105,000 Active 38 DOM
9. 2026-06-09
   days on market $105,000 Active 37 DOM
10. 2026-06-08
    days on market $105,000 Active 36 DOM
11. 2026-06-07
    days on market $105,000 Active 35 DOM
12. 2026-06-03
    days on market $105,000 Active 31 DOM
13. 2026-06-02
    days on market $105,000 Active 30 DOM
14. 2026-06-01
    days on market $105,000 Active 29 DOM
15. 2026-05-31
    days on market $105,000 Active 28 DOM
16. 2026-05-30
    days on market $105,000 Active 27 DOM
17. 2026-05-03
    listed $105,000 Active 129-char remark
18. 2017-06-26
    soldstatus
19. 2017-06-23
    soldstatus 219-char remark

    Show marketing remark (229 chars)

    Vintage 3 bedroom, 1 bath home. CA/CH. Updates throughout to include kitchen and bathroom. Spacious bedrooms and privacy fencing in backyard. Short walking distance to schools and local business. Call to view today! PRICE REDUCED

20. 2017-06-23
    soldstatus

    Show marketing remark (229 chars)

    Vintage 3 bedroom, 1 bath home. CA/CH. Updates throughout to include kitchen and bathroom. Spacious bedrooms and privacy fencing in backyard. Short walking distance to schools and local business. Call to view today! PRICE REDUCED

21. 2017-05-01
    listed $69,900 219-char remark

    Show marketing remark (219 chars)

    Vintage 3 bedroom, 1 bath home. CA/CH. Update throughout to include kitchen and bathroom. Spacious bedrooms and privacy fencing in backyard . l Short walking distance to schools and local business'. Call to view today!

22. 2016-06-01
    listed $69,900

    Show marketing remark (229 chars)

    Vintage 3 bedroom, 1 bath home. CA/CH. Updates throughout to include kitchen and bathroom. Spacious bedrooms and privacy fencing in backyard. Short walking distance to schools and local business. Call to view today! PRICE REDUCED

23. 2009-04-24
    soldstatus
24. 1984-01-25
    soldstatus
25. 1942-11-14
    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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $16,500
• − Mortgage interest: −$5,882
• − Property taxes: −$1,946
• − Insurance: −$525
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,055
• Taxable income: $2,453
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $3,368/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: Overton ISD
• NCES district ID: 4833870
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $48,386
• Composite: 27.3/100
• National rank: #7000
• State rank: #582 of 826 in TX

Livability — Overton

• Score: 69/100
• State rank: #432
• US rank: #8906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overton, TX
• Population (ZIP): 7,655

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 15% Black 11%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• 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

+50.2% since first listed

9 events — show timeline

• 2026-05-03 Listed $105,000 LAAR
• 2017-06-26 Sold (Public Records) — Public Records
• 2017-06-23 Sold (MLS) — LAAR
• 2017-06-23 Sold (MLS) — GTAR
• 2017-05-01 Listed $69,900 GTAR
• 2016-06-01 Listed $69,900 LAAR
• 2009-04-24 Sold (Public Records) — Public Records
• 1984-01-25 Sold (Public Records) — Public Records
• 1942-11-14 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,946 · +3.4% YoY. Source: county tax records.