101 Town North Dr · Terrell, TX 75160

$169,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 49 Days on market

Built 1964 10,498 sqft lot $138/sqft · 32% below area Est $250k · 32% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1232 sq ft brick 3.2 home located within walking distance of Long Elementary and Terrell High School. Easy access to DFW via US-80 and I-20. Home needs some updating but has great investment potential. Property is being offered as-is and is priced accordingly.

Key facts

• Brick home
• Investment potential
• Easy access to dfw

Tags

• BRICK HOME
• EASY ACCESS TO DFW
• INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, schools F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 372 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1964 — 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 F-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: 1.13% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (median comp): $250,424
• List price: $169,900
• Delta: -32.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Spring Creek Ln	0.31mi	3/2.0	1,217 (-1%)	4mo	$249,900	$205	76
109 Southgate Dr	0.21mi	3/2.0	1,316 (+7%)	1mo	$287,900	$219	74
104 Southgate Dr	0.18mi	3/2.0	1,316 (+7%)	6mo	$287,900	$219	72
206 North Island Dr	0.31mi	3/2.0	1,316 (+7%)	0mo	$287,900	$219	70
108 Southgate Dr	0.20mi	3/2.0	1,316 (+7%)	9mo	$284,900	$216	68
238 Willow Creek Ln	0.39mi	3/2.0	1,306 (+6%)	1mo	$245,000	$188	67
101 Shady Creek Ln	0.39mi	3/2.0	1,349 (+10%)	3mo	$240,000	$178	60
1826 Trailview Dr	0.20mi	4/2.0 (+1)	1,393 (+13%)	2mo	$239,000	$172	58
916 N Virginia St	0.64mi	3/2.0	1,176 (-4%)	7mo	$239,500	$204	53
904 N Virginia St	0.68mi	3/2.0	1,140 (-8%)	1mo	$184,900	$162	51
1110 N Catherine St	0.71mi	3/2.0	1,312 (+6%)	4mo	$199,000	$152	49
307 E Mccoulskey St	0.64mi	3/1.5	1,100 (-11%)	3mo	$199,000	$181	48

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,959
• Equity at exit: $25,333

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $14,148
• Equity at exit: $14,690

Cash invested: $47,572 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$891
• Tax from tax record: −$278 /mo · $3,338/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $275

Break-even live

Break-even rent $1,569

Max offer price $169,900

Occupancy floor 81%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,140	$1.12	1d	1	0.13mi
102 Rock Creek Ln Terrell, TX	3.0	2.0	1262	$1,850	$1.47	24d	1	0.23mi
114 Brushy Creek Ln Terrell, TX	3.0	2.0	1357	$1,695	$1.25	7d	1	0.31mi
920 N Virginia St Terrell, TX	2.0	1.0	924	$1,650	$1.79	16d	1	0.58mi
904 N Frances St Unit A Terrell, TX	2.0	1.0	732	$1,350	$1.84	10d	1	0.99mi
400 Oak Dr Unit 2D Terrell, TX	2.0	1.0	910	$950	$1.04	17d	1	1.05mi
203 E Brin St Terrell, TX	2.0	2.0	1472	$1,500	$1.02	17d	1	1.19mi

Listing history 6 events

1. 2026-06-02
   statusdays on market $169,900 Pending 49 DOM
2. 2026-06-01
   days on market $169,900 Active Option Contract 48 DOM
3. 2026-05-31
   days on market $169,900 Active Option Contract 47 DOM
4. 2026-05-01
   status Active 261-char remark

   Show marketing remark (261 chars)

   1232 sq ft brick 3.2 home located within walking distance of Long Elementary and Terrell High School. Easy access to DFW via US-80 and I-20. Home needs some updating but has great investment potential. Property is being offered as-is and is priced accordingly.

5. 2026-04-26
   historical Active Option Contract 261-char remark

   Show marketing remark (261 chars)

   1232 sq ft brick 3.2 home located within walking distance of Long Elementary and Terrell High School. Easy access to DFW via US-80 and I-20. Home needs some updating but has great investment potential. Property is being offered as-is and is priced accordingly.

6. 2026-04-14
   listed $169,900 Active 261-char remark

   Show marketing remark (261 chars)

   1232 sq ft brick 3.2 home located within walking distance of Long Elementary and Terrell High School. Easy access to DFW via US-80 and I-20. Home needs some updating but has great investment potential. Property is being offered as-is and is priced accordingly.

ⓘ 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: $3,338 · $278/mo
• Projected year-2 tax: $3,338 · $278/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 ≥109°F today · 24 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: $23,008
• − Mortgage interest: −$9,517
• − Property taxes: −$3,338
• − Insurance: −$850
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$4,943
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $3,134/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

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 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

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: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

3 events — show timeline

• 2026-05-01 Relisted — NTREIS
• 2026-04-26 Contingent — NTREIS
• 2026-04-14 Listed $169,900 NTREIS

Property tax history

+4.1%/yr

Latest (2025): $3,338 · +13.5% YoY. Source: county tax records.