213 Flora St · Nacogdoches, TX 75964

$150,000

5 bd · 3.0 ba · 632 sqft · SingleFamily public records · 41 Days on market

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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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock Potential: Investor/Developer Opportunity! This unique listing features three homes on a single lot- sold together as one package. With a visionary investor, these properties could become a multi-unit rental, a redevelopment project or a long-term investment. The homes are being sold strictly as-is. Buyer is responsible for all inspections and permits. Don't miss this opportunity to transform a hidden opportunity into a profitable future.

Key facts

• Listed 40 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Kitchen: Refrigerator
• Flooring: Carpet
• Bathrooms: Three full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: Refrigerator included; Carpet flooring

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $144k (3.8% below list).
• Recommended offer: $144k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.3% in Nacogdoches — 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 72/100 on livability (#252 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities C-, schools D, commute F.
• Nacogdoches ISD (town): math 26% / reading 30% proficiency, ranked #688 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 118 active listings in the ZIP; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,322 (3.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-17,996
• Equity at exit: $22,365

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-7,477
• Equity at exit: $12,969

Cash invested: $42,000 (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 75964

• Home prices YoY: -34.5%
• Active inventory: 118
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $99

Break-even live

Break-even rent $1,318

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $184	-5% $141	+0% $99	+5% $56	+10% $14
Rent	-10% $-15	-5% $42	+0% $99	+5% $156	+10% $213
Rate	-1.0pp $174	-0.5pp $137	base $99	+0.5pp $60	+1.0pp $20

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $150,000 Active 41 DOM
2. 2026-06-18
   days on market $150,000 Active 40 DOM
3. 2026-06-17
   days on market $150,000 Active 39 DOM
4. 2026-06-16
   days on market $150,000 Active 38 DOM
5. 2026-06-15
   days on market $150,000 Active 37 DOM
6. 2026-06-14
   days on market $150,000 Active 35 DOM
7. 2026-06-13
   days on market $150,000 Active 34 DOM
8. 2026-06-10
   days on market $150,000 Active 32 DOM
9. 2026-06-09
   days on market $150,000 Active 31 DOM
10. 2026-06-08
    days on market $150,000 Active 30 DOM
11. 2026-06-07
    days on market $150,000 Active 29 DOM
12. 2026-06-05
    days on market $150,000 Active 26 DOM
13. 2026-06-02
    days on market $150,000 Active 24 DOM
14. 2026-06-01
    days on market $150,000 Active 23 DOM
15. 2026-05-31
    days on market $150,000 Active 22 DOM
16. 2026-05-30
    days on market $150,000 Active 21 DOM
17. 2026-05-09
    listed $150,000 Active 449-char remark

ⓘ 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: $2,308 · $192/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$437/yr (+$36/mo · 18.9%)

ⓘ 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 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,319
• − Mortgage interest: −$8,402
• − Property taxes: −$2,308
• − Insurance: −$750
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,364
• Taxable loss: −$1,276
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,491/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: Nacogdoches ISD
• NCES district ID: 4832090
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $33,759
• Composite: 22.98/100
• National rank: #7983
• State rank: #688 of 826 in TX

Livability — Nacogdoches

• Score: 72/100
• State rank: #252
• US rank: #5962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nacogdoches, TX
• County: Nacogdoches County · 53,896 people
• City population: 53,896
• Metro: Nacogdoches, TX
• Population (ZIP): 20,470
• Household income: $56,762
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 711.0

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 35% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.99%
• Current HPI: 165.2321
• Rent YoY: —
• Metro: Nacogdoches, 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

1 event — show timeline

• 2026-05-09 Listed $150,000 Deep East Texas MLS

Property tax history

+4.6%/yr

Latest (2025): $2,308 · +23.7% YoY. Source: county tax records.