114 Sunset Ave · Henderson, TX 75652

$164,900

2 bd · 1.0 ba · 885 sqft · SingleFamily public records · 23 Days on market

Built 1928 6,151 sqft lot

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Why this score? — see what drove the D 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 +9.8/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Investment property with guest quarters just a few blocks from the football stadium and convenient to downtown Henderson! Priced under $165,000, this move-in ready property offers a 2-bedroom, 1-bath home with approximately 800 square feet of living space, plus separate guest quarters featuring a full bath and approximately 200 additional square feet. Property features include an outside laundry room, single-car carport, fenced backyard, corner lot, and two driveways for added parking and accessibility. Ideal for investment potential, guests, or flexible living arrangements. Don’t miss this opportunity!

Key facts

• Two driveways
• Guest quarters
• Outside laundry room

Tags

• GUEST QUARTERS
• OUTSIDE LAUNDRY ROOM
• FENCED BACKYARD
• CORNER LOT
• TWO DRIVEWAYS

Property features AI

Exterior

• Parking: Attached, paved parking; 1-car garage (attached)
• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood roof
• Exterior features: Wood fencing; Corner lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Window cooling units; Ceiling fans
• Interior features: Electric water heater; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (26.7% below list).
• Recommended offer: $121k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.9% in Henderson — 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 69/100 on livability (#408 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Henderson ISD (town): math 30% / reading 35% proficiency, ranked #573 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.1% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate 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 $120,906 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1928 — 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.90×
• Total profit: $41,418
• Equity at exit: $104,281

10-year hold

• IRR: 13.8%
• Equity multiple: 3.75×
• Total profit: $126,892
• Equity at exit: $189,643

Cash invested: $46,172 (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 75652

• Home prices YoY: 1.8%
• Active inventory: 113
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-106

Break-even live

Break-even rent $1,343

Max offer price $146,198

Occupancy floor —

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 S Van Buren St Henderson, TX	1.0–2.0	1.0	832	$1,336	$1.60	13d	3	0.31mi
1802 Elm St Unit 407 Henderson, TX	2.0	2.0	864	$930	$1.08	13d	1	1.49mi
1802 Elm St Unit 307 Henderson, TX	2.0	2.0	864	$895	$1.04	13d	1	1.49mi

Listing history 18 events

1. 2026-06-19
   days on market $164,900 Active 23 DOM
2. 2026-06-18
   days on market $164,900 Active 22 DOM
3. 2026-06-17
   days on market $164,900 Active 21 DOM
4. 2026-06-16
   days on market $164,900 Active 20 DOM
5. 2026-06-15
   days on market $164,900 Active 19 DOM
6. 2026-06-14
   days on market $164,900 Active 17 DOM
7. 2026-06-13
   days on market $164,900 Active 16 DOM
8. 2026-06-10
   days on market $164,900 Active 14 DOM
9. 2026-06-09
   days on market $164,900 Active 13 DOM
10. 2026-06-08
    days on market $164,900 Active 12 DOM
11. 2026-06-07
    days on market $164,900 Active 11 DOM
12. 2026-06-02
    days on market $164,900 Active 6 DOM
13. 2026-06-01
    days on market $164,900 Active 5 DOM
14. 2026-05-31
    days on market $164,900 Active 4 DOM
15. 2026-05-30
    days on market $164,900 Active 3 DOM
16. 2026-05-27
    listed $164,900 Active
17. 1999-05-17
    soldstatus
18. 1992-05-01
    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: $1,531 · $128/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$1,487/yr (+$124/mo · 97.1%)

ⓘ 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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,509
• − Mortgage interest: −$9,237
• − Property taxes: −$1,531
• − Insurance: −$824
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,797
• Taxable loss: −$4,202
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $-262/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: Henderson ISD
• NCES district ID: 4822970
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $46,296
• Composite: 27.91/100
• National rank: #6868
• State rank: #573 of 826 in TX

Livability — Henderson

• Score: 69/100
• State rank: #408
• US rank: #8434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, TX
• Population (ZIP): 14,782

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 20% Black 20% Two or more races 16%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 345.63
• 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

3 events — show timeline

• 2026-05-27 Listed $164,900 LAAR
• 1999-05-17 Sold (Public Records) — Public Records
• 1992-05-01 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,531 · +0.9% YoY. Source: county tax records.