313 N Pearl St · Trenton, TX 75490

$89,999

3 bd · 1.0 ba · 2,059 sqft · SingleFamily public records · 10 Days on market

Built 1900 4,879 sqft lot

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 4,879 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Corner lot size approximately 0.112 acres; Subdivision: Holmes Add; Directions: From Hwy 121, exit onto Pearl Street from the exit ramp. House on the left across from Robinson House B&B
• Financial info: Listing terms: Cash; Loan type: Treat As Clear; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with garage facing the side; 2 covered parking spaces; Carport spaces not provided
• Utilities: City water; City sewer; Located in a municipal utility district
• Home design: Single family residence; Residential property; Property attached: yes
• Construction: Built in 1900
• Exterior features: Corner lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (including a primary bedroom on the first floor; one bedroom located on the second floor)
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total bathrooms)
• Interior features: Two-level layout; One living area; One dining area; Other interior features; 8 total rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 18.0% vs local median 2.7% in Trenton — 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 59/100 on livability (#1,108 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D, amenities F, commute F.
• Trenton ISD (rural): math 27% / reading 43% proficiency, ranked #483 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trenton El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 299 students, 46% FRL).
• Market conditions: 165 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,999

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.22% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.79%
• DSCR: 2.86
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $366,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1606 Olivia Dr	0.53mi	4/2.0 (+1)	2,038 (-1%)	2mo	$359,900	$177	63
1286 Emily Dr	0.49mi	4/2.0 (+1)	2,042 (-1%)	7mo	$363,900	$178	61
549 Augustus St	0.19mi	4/4.0 (+1)	2,171 (+5%)	6mo	$334,999	$154	60
1304 Cole Dr	0.33mi	3/2.0	1,898 (-8%)	9mo	$359,990	$190	60
1267 Emily Dr	0.52mi	4/3.0 (+1)	2,098 (+2%)	1mo	$364,900	$174	58
118 Indian Crk	0.37mi	3/2.0	1,829 (-11%)	2mo	$415,995	$227	58
1209 Anderson Dr	0.48mi	4/3.0 (+1)	2,098 (+2%)	8mo	$385,900	$184	55
1102 Alexander St	0.50mi	3/2.0	1,878 (-9%)	5mo	$319,000	$170	53
309 Kelcey Ct	0.48mi	3/2.0	1,850 (-10%)	10mo	$319,900	$173	48
1506 Latimer Ct	0.52mi	3/2.0	1,840 (-11%)	8mo	$329,900	$179	47
1524 Latimer Ct	0.57mi	3/2.0	1,819 (-12%)	9mo	$342,990	$189	42
1609 Olivia Dr	0.54mi	4/3.0 (+1)	2,333 (+13%)	3mo	$386,900	$166	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.7%
• Equity multiple: 5.17×
• Total profit: $104,995
• Equity at exit: $81,078

10-year hold

• IRR: 50.3%
• Equity multiple: 11.53×
• Total profit: $265,393
• Equity at exit: $174,848

Cash invested: $25,200 (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 75490

• Home prices YoY: 5.6%
• Active inventory: 165
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $878

Break-even live

Break-even rent $889

Max offer price $89,999

Occupancy floor 51%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Sunnyside Dr Unit B Trenton, TX	3.0	3.5	1673	$2,000	$1.20	1d	1	0.75mi

Listing history 6 events

1. 2026-06-18
   days on market $89,999 Active 10 DOM
2. 2026-06-17
   days on market $89,999 Active 9 DOM
3. 2026-06-16
   days on market $89,999 Active 8 DOM
4. 2026-06-15
   days on market $89,999 Active 7 DOM
5. 2026-06-13
   days on market $89,999 Active 5 DOM
6. 2026-06-08
   listed $89,999 Active 1 DOM

ⓘ 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: $2,314 · $193/mo
• Projected year-2 tax: $2,314 · $193/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,000
• − Mortgage interest: −$5,041
• − Property taxes: −$2,314
• − Insurance: −$450
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,618
• Taxable income: $9,736
• Est. tax owed @ 24.0%: −$2,337
• After-tax cash flow: $8,195/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: Trenton ISD
• NCES district ID: 4843140
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $61,383
• Composite: 31.38/100
• National rank: #5993
• State rank: #483 of 826 in TX

Livability — Trenton

• Score: 59/100
• State rank: #1108
• US rank: #19614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, TX
• Population (ZIP): 3,024

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.09%
• Current HPI: 301.2127
• 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

1 event — show timeline

• 2026-06-08 Listed $89,999 NTREIS

Property tax history

+5.1%/yr

Latest (2025): $2,314 · -0.5% YoY. Source: county tax records.