106 W Decatur St · Ennis, TX 75119

$189,500

4 bd · 1.0 ba · 1,870 sqft · SingleFamily public records · 57 Days on market

Built 1925 8,581 sqft lot $101/sqft · 26% below area Est $254k · 26% 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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.3/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on Historical Home right in Downtown Ennis! Plenty of space, offering 4 bedrooms and 2 baths, interior has been painted and added new carpet thru out, master bath has been updated as well, Central AC and heat work great, roof was put on around 2020, home is leased making it a great investment property or make it your dream own home with just some TLC! Tenants can stay or move out with no problem, home is priced way under Value so make your best offer now before it’s gone!

Key facts

• 8,581 sq ft lot
• Built 1925
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.5% in Ennis — 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 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 363 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 36% of the median local income ($77k/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 $6k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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

• Watch-outs: property tax is 3.2% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1925 — 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. 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: 1.21% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 6.9

CMA / ARV

• ARV (median comp): $254,405
• List price: $189,500
• Delta: -25.51%
• 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
801 N Mckinney St	0.21mi	3/1.0 (-1)	1,752 (-6%)	2mo	$180,000	$103	73
1307 N Breckenridge St	0.57mi	3/2.0 (-1)	1,838 (-2%)	2mo	$315,000	$171	60
304 W Gilmer St	0.33mi	3/2.0 (-1)	1,806 (-3%)	15mo	$248,000	$137	58
603 N Mckinney St	0.13mi	3/2.0 (-1)	1,593 (-15%)	5mo	$178,200	$112	56
610 N Shawnee St	0.32mi	3/1.0 (-1)	1,754 (-6%)	17mo	$160,000	$91	56
1311 Daffan Ave	0.65mi	3/2.0 (-1)	1,952 (+4%)	7mo	$299,999	$154	48
201 W Lampasas St	0.61mi	4/2.0	1,776 (-5%)	17mo	$122,500	$69	45
806 W Milam St	0.65mi	3/2.0 (-1)	1,866 (-0%)	20mo	$185,000	$99	44
307 S Carlton St	0.72mi	3/2.0 (-1)	1,973 (+6%)	8mo	$319,900	$162	41
705 E Denton St	0.51mi	3/2.0 (-1)	1,627 (-13%)	7mo	$298,000	$183	40
1305 N Breckenridge St	0.56mi	3/2.0 (-1)	1,627 (-13%)	19mo	$295,000	$181	27
1303 N Preston St	0.57mi	3/2.0 (-1)	1,612 (-14%)	18mo	$225,000	$140	27

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-15,873
• Equity at exit: $28,255

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $5,519
• Equity at exit: $16,384

Cash invested: $53,060 (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 75119

• Rents YoY: 3.0%
• Active inventory: 363
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$994
• Tax from tax record: −$511 /mo · $6,136/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $232

Break-even live

Break-even rent $2,005

Max offer price $189,500

Occupancy floor 85%

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 N Dallas St Ennis, TX	3.0	2.5	2370	$2,995	$1.26	43d	1	0.10mi
206 E Belknap St Ennis, TX	3.0	1.0	1442	$1,700	$1.18	43d	1	0.20mi
508 W Baylor St Apt B Ennis, TX	3.0	2.0	1260	$1,495	$1.19	22d	1	0.30mi
1309 N Clay St Ennis, TX	3.0	2.0	1609	$1,650	$1.03	1d	1	0.67mi
1005 Sunset Dr Ennis, TX	3.0	2.0	1923	$1,950	$1.01	3d	1	0.97mi
1005 Sunset Dr Ennis, TX	3.0	2.0	1923	$1,950	$1.01	1d	1	0.97mi
2001 Floyd St Ennis, TX	4.0	2.0	1350	$1,641	$1.22	1d	1	0.99mi
1500 W Baldridge St Ennis, TX	3.0	2.0	1602	$1,800	$1.12	43d	1	1.08mi
517 Cherry Ln Ennis, TX	4.0	2.0	1440	$1,975	$1.37	12d	1	1.14mi
1204 Williamsburg Dr Ennis, TX	4.0	2.0	2258	$2,295	$1.02	43d	1	1.26mi
2402 Woodlawn Dr Ennis, TX	3.0	2.0	1752	$2,000	$1.14	22d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $189,500 Active 57 DOM
2. 2026-06-17
   days on market $189,500 Active 56 DOM
3. 2026-06-16
   days on market $189,500 Active 55 DOM
4. 2026-06-15
   days on market $189,500 Active 54 DOM
5. 2026-06-13
   days on market $189,500 Active 52 DOM
6. 2026-06-09
   days on market $189,500 Active 48 DOM
7. 2026-06-08
   days on market $189,500 Active 47 DOM
8. 2026-06-07
   days on market $189,500 Active 46 DOM
9. 2026-06-04
   days on market $189,500 Active 43 DOM
10. 2026-06-03
    days on market $189,500 Active 42 DOM
11. 2026-06-02
    days on market $189,500 Active 41 DOM
12. 2026-06-01
    days on market $189,500 Active 40 DOM
13. 2026-05-31
    days on market $189,500 Active 39 DOM
14. 2026-04-22
    listed $189,500 Active 500-char remark

    Show marketing remark (500 chars)

    Great opportunity on Historical Home right in Downtown Ennis! Plenty of space, offering 4 bedrooms and 2 baths, interior has been painted and added new carpet thru out, master bath has been updated as well, Central AC and heat work great, roof was put on around 2020, home is leased making it a great investment property or make it your dream own home with just some TLC! Tenants can stay or move out with no problem, home is priced way under Value so make your best offer now before it’s gone!

15. 2019-11-15
    soldstatus
16. 2014-04-08
    soldstatus
17. 2013-08-06
    soldstatus Closed 398-char remark

    Show marketing remark (398 chars)

    AUCTION!!!! FORECLOSURE-- GET YOUR REALTOR TO SHOW YOU THIS PROPERTY AND THEN BID. YOUR REALTOR WILL BE ABLE TO GIVE FULL INFORMATION AND INSTRUCTIONS FOR THIS TIME LIMIT BID. PROPERTY SOLD AS IS WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE - DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS.

18. 2013-06-25
    status Pending 398-char remark

    Show marketing remark (398 chars)

    AUCTION!!!! FORECLOSURE-- GET YOUR REALTOR TO SHOW YOU THIS PROPERTY AND THEN BID. YOUR REALTOR WILL BE ABLE TO GIVE FULL INFORMATION AND INSTRUCTIONS FOR THIS TIME LIMIT BID. PROPERTY SOLD AS IS WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE - DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS.

19. 2013-06-17
    listed $22,000 Active 398-char remark

    Show marketing remark (398 chars)

    AUCTION!!!! FORECLOSURE-- GET YOUR REALTOR TO SHOW YOU THIS PROPERTY AND THEN BID. YOUR REALTOR WILL BE ABLE TO GIVE FULL INFORMATION AND INSTRUCTIONS FOR THIS TIME LIMIT BID. PROPERTY SOLD AS IS WITHOUT REPAIR, WARRANTY OR SELLER DISCLOSURE - DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS.

20. 2001-03-01
    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: $6,136 · $511/mo
• Projected year-2 tax: $6,136 · $511/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 6 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,579
• − Mortgage interest: −$10,615
• − Property taxes: −$6,136
• − Insurance: −$948
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$5,513
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,789/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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• 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

+761.4% since first listed

7 events — show timeline

• 2026-04-22 Listed $189,500 NTREIS
• 2019-11-15 Sold (Public Records) — Public Records
• 2014-04-08 Sold (Public Records) — Public Records
• 2013-08-06 Sold (MLS) — NTREIS
• 2013-06-25 Pending — NTREIS
• 2013-06-17 Listed $22,000 NTREIS
• 2001-03-01 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,136 · -2.7% YoY. Source: county tax records.