1030 W Kuykendall St · Grand Saline, TX 75140

$125,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 347 Days on market

Built 1961 0.44 ac lot $112/sqft · at area comps Est $163k · 23% under ↓ 17% 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• Appreciation +6.3/10.0
• DSCR +5.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors or Do it yourselfers come out to see this prime location home in the center of town! This two bedroom, one bathroom home sits on almost half an acre with part of the back yard fenced with privacy fence, separate laundry area, separate living area/gameroom/office. Large shade trees surrounding with two storage sheds available. This home is less than one mile from grocery shopping, dining and all schools. Bring all your ideas to this beauty and see what you can turn it into!

Key facts

• Large shade trees
• Separate living area
• Privacy fence

Tags

• HALF AN ACRE
• PRIVACY FENCE
• SEPARATE LAUNDRY AREA
• SEPARATE LIVING AREA
• LARGE SHADE TREES
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.9% in Grand Saline — 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 64/100 on livability (#800 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, amenities F, commute F.
• Grand Saline ISD (town): math 38% / reading 33% proficiency, ranked #520 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.7% local appreciation)).
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 347 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.15% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 7.2

CMA / ARV

• ARV (median comp): $163,030
• List price: $125,000
• Delta: -23.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 N Florence St	0.21mi	2/1.0	1,076 (-4%)	2mo	$215,000	$200	82
408 N Waldrip St	0.07mi	3/1.0 (+1)	1,066 (-5%)	9mo	$89,900	$84	76
W Patterson St	0.67mi	2/1.0	1,120 (0%)	4mo	$70,000	$63	65
1118 Frank St	0.23mi	2/2.0	1,008 (-10%)	13mo	$165,000	$164	58
409 N Spring St	0.62mi	3/1.0 (+1)	1,100 (-2%)	12mo	$165,000	$150	52
701 W Frank St	0.38mi	3/1.0 (+1)	1,057 (-6%)	20mo	$99,900	$95	51
614 O Hara St	0.31mi	2/1.0	1,008 (-10%)	22mo	$70,000	$69	50
1805 W Frank St	0.62mi	3/1.0 (+1)	1,200 (+7%)	12mo	$148,000	$123	44
426 S Washington St	0.67mi	3/2.0 (+1)	1,128 (+1%)	18mo	$169,900	$151	43
608 N Main St	0.72mi	2/1.0	982 (-12%)	4mo	$75,000	$76	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.59×
• Total profit: $20,774
• Equity at exit: $54,048

10-year hold

• IRR: 13.1%
• Equity multiple: 2.89×
• Total profit: $65,992
• Equity at exit: $81,655

Cash invested: $35,000 (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 75140

• Home prices YoY: 1.3%
• Active inventory: 147
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$656
• Tax from tax record: −$309 /mo · $3,705/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $120

Break-even live

Break-even rent $1,286

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $191	-5% $155	+0% $120	+5% $84	+10% $49
Rent	-10% $6	-5% $63	+0% $120	+5% $177	+10% $233
Rate	-1.0pp $183	-0.5pp $152	base $120	+0.5pp $87	+1.0pp $54

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 W Hill St Grand Saline, TX	3.0	1.5	1032	$1,275	$1.24	14d	1	0.35mi
1610 W Frank St Grand Saline, TX	3.0	1.0	1288	$1,765	$1.37	45d	1	0.42mi
1024 N Spring St Grand Saline, TX	3.0	2.0	1453	$1,500	$1.03	45d	1	0.78mi
1260 Vz County Road 1810 Unit 1810 Grand Saline, TX	2.0	1.0	864	$1,195	$1.38	45d	1	0.89mi
533 Bradburn Rd Unit 100 Grand Saline, TX	1.0	1.0	795	$1,200	$1.51	22d	1	1.20mi
543 Bradburn Rd Unit 101 Grand Saline, TX	2.0	1.0	1169	$1,500	$1.28	14d	1	1.20mi

Listing history 22 events

1. 2026-06-21
   days on market $125,000 Active 347 DOM
2. 2026-06-21
   days on market $125,000 Active 346 DOM
3. 2026-06-18
   days on market $125,000 Active 344 DOM
4. 2026-06-17
   days on market $125,000 Active 343 DOM
5. 2026-06-16
   days on market $125,000 Active 342 DOM
6. 2026-06-15
   days on market $125,000 Active 341 DOM
7. 2026-06-13
   days on market $125,000 Active 339 DOM
8. 2026-06-12
   days on market $125,000 Active 338 DOM
9. 2026-06-09
   days on market $125,000 Active 335 DOM
10. 2026-06-08
    days on market $125,000 Active 334 DOM
11. 2026-06-08
    days on market $125,000 Active 333 DOM
12. 2026-06-07
    days on market $125,000 Active 332 DOM
13. 2026-06-03
    days on market $125,000 Active 329 DOM
14. 2026-06-02
    days on market $125,000 Active 328 DOM
15. 2026-06-01
    days on market $125,000 Active 327 DOM
16. 2026-05-31
    days on market $125,000 Active 326 DOM
17. 2026-01-02
    status Active 487-char remark

    Show marketing remark (487 chars)

    Investors or Do it yourselfers come out to see this prime location home in the center of town! This two bedroom, one bathroom home sits on almost half an acre with part of the back yard fenced with privacy fence, separate laundry area, separate living area/gameroom/office. Large shade trees surrounding with two storage sheds available. This home is less than one mile from grocery shopping, dining and all schools. Bring all your ideas to this beauty and see what you can turn it into!

18. 2025-12-26
    historical 487-char remark

    Show marketing remark (487 chars)

    Investors or Do it yourselfers come out to see this prime location home in the center of town! This two bedroom, one bathroom home sits on almost half an acre with part of the back yard fenced with privacy fence, separate laundry area, separate living area/gameroom/office. Large shade trees surrounding with two storage sheds available. This home is less than one mile from grocery shopping, dining and all schools. Bring all your ideas to this beauty and see what you can turn it into!

19. 2025-12-06
    price $125,000 487-char remark

    Show marketing remark (487 chars)

    Investors or Do it yourselfers come out to see this prime location home in the center of town! This two bedroom, one bathroom home sits on almost half an acre with part of the back yard fenced with privacy fence, separate laundry area, separate living area/gameroom/office. Large shade trees surrounding with two storage sheds available. This home is less than one mile from grocery shopping, dining and all schools. Bring all your ideas to this beauty and see what you can turn it into!

20. 2025-09-17
    price $140,000 487-char remark

    Show marketing remark (487 chars)

    Investors or Do it yourselfers come out to see this prime location home in the center of town! This two bedroom, one bathroom home sits on almost half an acre with part of the back yard fenced with privacy fence, separate laundry area, separate living area/gameroom/office. Large shade trees surrounding with two storage sheds available. This home is less than one mile from grocery shopping, dining and all schools. Bring all your ideas to this beauty and see what you can turn it into!

21. 2025-07-03
    listed $150,000 Active 487-char remark

    Show marketing remark (487 chars)

    Investors or Do it yourselfers come out to see this prime location home in the center of town! This two bedroom, one bathroom home sits on almost half an acre with part of the back yard fenced with privacy fence, separate laundry area, separate living area/gameroom/office. Large shade trees surrounding with two storage sheds available. This home is less than one mile from grocery shopping, dining and all schools. Bring all your ideas to this beauty and see what you can turn it into!

22. 1998-10-22
    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: $3,705 · $309/mo
• Projected year-2 tax: $3,705 · $309/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,257
• − Mortgage interest: −$7,002
• − Property taxes: −$3,705
• − Insurance: −$625
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,636
• Taxable loss: −$472
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,550/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: Grand Saline ISD
• NCES district ID: 4821450
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $41,621
• Composite: 29.99/100
• National rank: #6365
• State rank: #520 of 826 in TX

Livability — Grand Saline

• Score: 64/100
• State rank: #800
• US rank: #14580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Saline, TX
• Population (ZIP): 8,596

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 28% Two or more races 9%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 215.5979
• 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

-16.7% since first listed

6 events — show timeline

• 2026-01-02 Relisted — GTAR
• 2025-12-26 Delisted — GTAR
• 2025-12-06 Price Changed $125,000 GTAR
• 2025-09-17 Price Changed $140,000 GTAR
• 2025-07-03 Listed $150,000 GTAR
• 1998-10-22 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,705 · +27.2% YoY. Source: county tax records.