165 Greenforest Trl · Nash, TX 75569

$157,000

3 bd · 2.5 ba · 1,720 sqft · SingleFamily public records · 84 Days on market

Built 1978 8,276 sqft lot $91/sqft · at area comps Est $159k · at est. ↓ 7% since listing

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Why this score? — see what drove the C- 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 +13.7/30.0
• Appreciation +8.7/10.0
• ARV discount +8.1/15.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Double-digit returns don't come ready-to-rent in a quiet, safe neighborhood with top-rated schools — but this one does. Rent-ready 3-bed, 2-bath brick home in Nash, already listed at $1,440-mo. Split-bedroom layout, two living areas, brick fireplace with built-in shelving, durable tile flooring, covered patio, fenced backyard — the features that keep quality tenants renewing year after year. FOR HOMEOWNERS Nash is the kind of neighborhood people move to and stay in — safe, family-friendly, with highly rated schools and a genuine community feel. Move straight into a vacant, well-maintained brick home built to last. Fenced backyard and covered patio. Quick access to shopping, dining, and major highways. Everything you need, none of the city noise. FOR INVESTORS Already listed, zero rehab, zero downtime. This is the rare income asset that's actually ready. Nash's affordability, strong schools, and highway access to Texarkana keep a steady pool of working-family tenants and vacancy risk minimal. Brick construction means lower maintenance and stronger long-term returns. Part of a 20-property SFR portfolio across Texarkana and Nash. Buy one or scale into multiple.

Key facts

• Large backyard
• Dining area
• Modern kitchen

Tags

• MODERN KITCHEN
• LARGE BACKYARD
• DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $10 ($122/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (7.6% below list).
• Recommended offer: $145k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#399 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: commute C-, schools D+, employment D.
• Texarkana ISD (urban): math 36% / reading 41% proficiency, ranked #472 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (7.3% local appreciation)).
• At projected returns (7.3% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 10803% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $145,000 (7.6% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.0

CMA / ARV

• ARV (median comp): $159,098
• List price: $157,000
• Delta: -1.32%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.33×
• Total profit: $58,505
• Equity at exit: $111,968

10-year hold

• IRR: 17.7%
• Equity multiple: 4.85×
• Total profit: $169,432
• Equity at exit: $215,624

Cash invested: $43,960 (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 75569

• Home prices YoY: 5.0%
• Active inventory: 17
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$247 /mo · $2,959/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $10

Break-even live

Break-even rent $1,437

Max offer price $157,000

Occupancy floor 94%

Sensitivity live

Price	-10% $99	-5% $55	+0% $10	+5% $-34	+10% $-79
Rent	-10% $-104	-5% $-47	+0% $10	+5% $67	+10% $125
Rate	-1.0pp $89	-0.5pp $50	base $10	+0.5pp $-31	+1.0pp $-72

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 N Pecan St Nash, TX	1.0–2.0	1.5–2.5	1350	$1,450	$1.07	44d	2	0.23mi
60 Clark St Nash, TX	2.0–3.0	2.0	1450	$1,450	$1.00	44d	2	0.86mi

Listing history 28 events

1. 2026-06-19
   days on market $157,000 Active 84 DOM
2. 2026-06-18
   days on market $157,000 Active 83 DOM
3. 2026-06-17
   days on market $157,000 Active 82 DOM
4. 2026-06-17
   price $157,000 Active 81 DOM
5. 2026-06-16
   days on market $159,000 Active 81 DOM
6. 2026-06-15
   days on market $159,000 Active 80 DOM
7. 2026-06-14
   days on market $159,000 Active 78 DOM
8. 2026-06-13
   days on market $159,000 Active 77 DOM
9. 2026-06-10
   days on market $159,000 Active 75 DOM
10. 2026-06-09
    days on market $159,000 Active 74 DOM
11. 2026-06-08
    days on market $159,000 Active 73 DOM
12. 2026-06-07
    days on market $159,000 Active 72 DOM
13. 2026-06-05
    days on market $159,000 Active 69 DOM
14. 2026-06-02
    days on market $159,000 Active 67 DOM
15. 2026-06-01
    days on market $159,000 Active 66 DOM
16. 2026-05-31
    days on market $159,000 Active 65 DOM
17. 2026-05-30
    days on market $159,000 Active 64 DOM
18. 2026-05-11
    listed $1,440
19. 2026-04-29
    historical $1,440
20. 2026-03-29
    listed $1,440
21. 2026-03-27
    listed $160,000 Active 1207-char remark

    Show marketing remark (1207 chars)

    Double-digit returns don't come ready-to-rent in a quiet, safe neighborhood with top-rated schools — but this one does. Rent-ready 3-bed, 2-bath brick home in Nash, already listed at $1,440-mo. Split-bedroom layout, two living areas, brick fireplace with built-in shelving, durable tile flooring, covered patio, fenced backyard — the features that keep quality tenants renewing year after year. FOR HOMEOWNERS Nash is the kind of neighborhood people move to and stay in — safe, family-friendly, with highly rated schools and a genuine community feel. Move straight into a vacant, well-maintained brick home built to last. Fenced backyard and covered patio. Quick access to shopping, dining, and major highways. Everything you need, none of the city noise. FOR INVESTORS Already listed, zero rehab, zero downtime. This is the rare income asset that's actually ready. Nash's affordability, strong schools, and highway access to Texarkana keep a steady pool of working-family tenants and vacancy risk minimal. Brick construction means lower maintenance and stronger long-term returns. Part of a 20-property SFR portfolio across Texarkana and Nash. Buy one or scale into multiple.

22. 2026-03-19
    historical $1,440
23. 2026-03-03
    price $1,440
24. 2026-02-26
    price $1,400
25. 2026-02-19
    price $1,650
26. 2026-02-18
    listed $1,550
27. 2025-07-21
    soldstatus
28. 2000-09-28
    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: $2,959 · $247/mo
• Projected year-2 tax: $2,959 · $247/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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$8,794
• − Property taxes: −$2,959
• − Insurance: −$785
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,567
• Taxable loss: −$2,490
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $720/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: Texarkana ISD
• NCES district ID: 4842480
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,692
• Composite: 31.87/100
• National rank: #5867
• State rank: #472 of 826 in TX

Livability — Nash

• Score: 69/100
• State rank: #399
• US rank: #8266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nash, TX
• City population: 3,601
• Population (ZIP): 3,601

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.31%
• Current HPI: 152.7927
• 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

-7.1% since first listed

11 events — show timeline

• 2026-05-11 Listed for Rent $1,440 Avail
• 2026-04-29 Rental Removed $1,440 Avail
• 2026-03-29 Listed for Rent $1,440 Avail
• 2026-03-27 Listed $160,000 NTREIS
• 2026-03-19 Rental Removed $1,440 Avail
• 2026-03-03 Price Changed $1,440 Avail
• 2026-02-26 Price Changed $1,400 Avail
• 2026-02-19 Price Changed $1,650 Avail
• 2026-02-18 Listed for Rent $1,550 Avail
• 2025-07-21 Sold (Public Records) — Public Records
• 2000-09-28 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,959 · +11.5% YoY. Source: county tax records.