208 N Bridges · Elkhart, TX 75839

$79,900

4 bd · 2.0 ba · 2,125 sqft · SingleFamily public records · 53 Days on market

Built 1930 1.01 ac lot $38/sqft · 30% below area Est $115k · 30% under ↓ 20% 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 +8.1/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the potential of this 4-bedroom, 2-bathroom home situated on over an acre in Elkhart. This property offers a generous layout with a remodeled kitchen and bathroom. The interior features updated walls and ceilings in several areas, providing a fresh start for your creative vision. Outside, enjoy a detached 2-car garage plus additional covered parking for 4+ vehicles. The spacious lot includes the parcel from a previous structure, perfect for expansion or gardening. Bring your favorite flooring and a fresh coat of paint to finish this solid gem and make it your own!

Key facts

• Parcel for expansion
• Covered parking
• Remodeled bathroom

Tags

• REMODELED KITCHEN
• REMODELED BATHROOM
• DETACHED GARAGE
• COVERED PARKING
• SPACIOUS LOT
• PARCEL FOR EXPANSION

Property features AI

Finance

• Other: Property classified as single family residence; Parcel identifier available
• Financial info: Treat as clear loan type; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; 2-car garage; No carport spaces
• Security: No smart home features reported
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1930; One story
• Construction: Brick construction; Metal roof; Slab foundation; Year built: 1930
• Exterior features: Approximately 1.01-acre lot; Will not subdivide; City water and city sewer

Interior

• Kitchen: Kitchen approximately 14 x 15; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom approximately 12 x 12; Three additional bedrooms approximately 10 x 10 each
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; Primary bathroom approximately 8 x 9; Second bathroom approximately 7 x 8
• Heating & cooling: Propane heating
• Interior features: One-level layout; Total of 8 rooms; Refrigerator included; One living area; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 1.5% in Elkhart — 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 64/100 on livability (#750 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Elkhart ISD (rural): math 49% / reading 55% proficiency, ranked #153 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($552 loan paydown + $5k appreciation (6.3% local appreciation)).
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.78% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.14%
• DSCR: 2.12
• GRM: 4.7

CMA / ARV

• ARV (median comp): $114,720
• List price: $79,900
• Delta: -30.35%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 3.43×
• Total profit: $54,321
• Equity at exit: $51,627

10-year hold

• IRR: 34.3%
• Equity multiple: 7.09×
• Total profit: $136,247
• Equity at exit: $94,853

Cash invested: $22,372 (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 75839

• Home prices YoY: 2.8%
• Active inventory: 69
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$202 /mo · $2,422/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $469

Break-even live

Break-even rent $828

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $514	-5% $491	+0% $469	+5% $446	+10% $424
Rent	-10% $356	-5% $413	+0% $469	+5% $525	+10% $581
Rate	-1.0pp $509	-0.5pp $489	base $469	+0.5pp $448	+1.0pp $427

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   days on market $79,900 Active 53 DOM
2. 2026-06-15
   days on market $79,900 Active 52 DOM
3. 2026-06-14
   days on market $79,900 Active 50 DOM
4. 2026-06-12
   days on market $79,900 Active 49 DOM
5. 2026-06-09
   days on market $79,900 Active 46 DOM
6. 2026-06-08
   days on market $79,900 Active 45 DOM
7. 2026-06-07
   days on market $79,900 Active 44 DOM
8. 2026-06-07
   days on market $79,900 Active 43 DOM
9. 2026-06-04
   days on market $79,900 Active 40 DOM
10. 2026-06-02
    days on market $79,900 Active 39 DOM
11. 2026-06-01
    days on market $79,900 Active 38 DOM
12. 2026-05-31
    days on market $79,900 Active 37 DOM
13. 2026-05-31
    days on market $79,900 Active 36 DOM
14. 2026-05-07
    price $79,900 579-char remark
15. 2026-04-30
    price $84,900 579-char remark
16. 2026-04-24
    listed $99,500 Active 579-char remark
17. 1993-10-26
    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: $2,422 · $202/mo
• Projected year-2 tax: $2,422 · $202/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,057
• − Mortgage interest: −$4,476
• − Property taxes: −$2,422
• − Insurance: −$400
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,324
• Taxable income: $4,706
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,495/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: Elkhart ISD
• NCES district ID: 4818390
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $45,633
• Composite: 44.01/100
• National rank: #2890
• State rank: #153 of 826 in TX

Livability — Elkhart

• Score: 64/100
• State rank: #750
• US rank: #13836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkhart, TX
• Population (ZIP): 6,577

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 15% Hispanic / Latino 12% Black 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.28%
• Current HPI: 232.112
• 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

-19.7% since first listed

5 events — show timeline

• 2026-06-16 Listing Removed — NTREIS
• 2026-05-07 Price Changed $79,900 NTREIS
• 2026-04-30 Price Changed $84,900 NTREIS
• 2026-04-24 Listed $99,500 NTREIS
• 1993-10-26 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,422 · +8.3% YoY. Source: county tax records.