305 W 2nd North St · Kaufman, TX 75142

$210,000

3 bd · 2.0 ba · 2,130 sqft · SingleFamily public records · 29 Days on market

Built 1975 10,019 sqft lot Est $347k · 40% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and full of character, this spacious 3 bedroom, 2 bath home offers approximately 2,130 square feet with two inviting living areas and timeless features throughout. Situated on a fenced corner lot with mature trees, the property provides both space and curb appeal in an established neighborhood setting. The fabulous second living area features a stunning beamed ceiling, cozy wood-burning fireplace, and plenty of room for gathering and entertaining. There is an additional bonus room that could provide a fourth bedroom if needed. If you enjoy sitting outside you may enjoy the enclosed patio which offers additional flexible space perfect for relaxing, hobbies, or enjoying the outdoors

Key facts

• Second living area
• Fenced corner lot
• Beamed ceiling

Tags

• FENCED CORNER LOT
• MATURE TREES
• SECOND LIVING AREA
• BEAMED CEILING
• WOOD BURNING FIREPLACE
• ENCLOSED PATIO

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2 garage spaces; 2 covered parking spaces
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1975; Brick and siding construction; Composition roof; Pillar/post/pier and slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped, level corner lot with large grassy backyard

Interior

• Kitchen: Electric range; Kitchen island
• Bedrooms: Primary bedroom (first level); Two additional bedrooms (first level); Bonus room (first level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Vaulted ceilings; Two living areas; Built-in cabinets in living and dining areas; Fireplace in living area
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.1% in Kaufman — 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 68/100 on livability (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J R Phillips El (math 32% / reading 29%, grade F, #2,464 of 4,322 statewide, top 58%, 471 students, 78% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 278 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $347,190
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 E 1st North St	0.21mi	4/2.0 (+1)	1,953 (-8%)	1mo	$325,000	$166	71
401 S Houston St	0.37mi	3/2.0	2,042 (-4%)	17mo	$330,000	$162	62
207 E 2nd North St	0.22mi	3/2.0	1,862 (-13%)	9mo	$299,000	$161	61
202 Wykagyl St	0.18mi	4/3.5 (+1)	2,027 (-5%)	21mo	$399,000	$197	55
904 S Jackson St	0.63mi	2/2.0 (-1)	2,054 (-4%)	8mo	$114,900	$56	54
504 S Jefferson St	0.43mi	3/2.0	1,962 (-8%)	21mo	$319,000	$163	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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,848
• Equity at exit: $31,312

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $48,055
• Equity at exit: $18,157

Cash invested: $58,800 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 278
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$343 /mo · $4,114/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $562

Break-even live

Break-even rent $1,939

Max offer price $210,000

Occupancy floor 74%

Sensitivity live

Price	-10% $681	-5% $621	+0% $562	+5% $502	+10% $443
Rent	-10% $353	-5% $457	+0% $562	+5% $667	+10% $771
Rate	-1.0pp $668	-0.5pp $615	base $562	+0.5pp $507	+1.0pp $452

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Pecan Valley Dr Kaufman, TX	4.0	2.0	1890	$2,650	$1.40	18d	1	1.39mi

Listing history 16 events

1. 2026-06-21
   days on market $210,000 Active 29 DOM
2. 2026-06-18
   days on market $210,000 Active 26 DOM
3. 2026-06-17
   days on market $210,000 Active 25 DOM
4. 2026-06-16
   days on market $210,000 Active 24 DOM
5. 2026-06-15
   days on market $210,000 Active 23 DOM
6. 2026-06-13
   days on market $210,000 Active 21 DOM
7. 2026-06-13
   days on market $210,000 Active 20 DOM
8. 2026-06-09
   days on market $210,000 Active 17 DOM
9. 2026-06-08
   days on market $210,000 Active 16 DOM
10. 2026-06-07
    days on market $210,000 Active 15 DOM
11. 2026-06-04
    days on market $210,000 Active 12 DOM
12. 2026-06-03
    days on market $210,000 Active 11 DOM
13. 2026-06-02
    days on market $210,000 Active 10 DOM
14. 2026-06-01
    days on market $210,000 Active 9 DOM
15. 2026-05-31
    days on market $210,000 Active 8 DOM
16. 2026-05-23
    listed $210,000 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: $4,114 · $343/mo
• Projected year-2 tax: $4,114 · $343/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $31,800
• − Mortgage interest: −$11,763
• − Property taxes: −$4,114
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$6,109
• Taxable income: $3,676
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $5,861/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.48%
• Current HPI: 261.3091
• 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

• 2026-05-23 Listed $210,000 NTREIS

Property tax history

+4.2%/yr

Latest (2025): $4,114 · +10.0% YoY. Source: county tax records.