805 Second St · Queen City, TX 75572

$125,900

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 101 Days on market

Built 1980 0.36 ac lot $79/sqft · 38% below area Est $205k · 38% 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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A charming country style home with 3 beds/2 baths blends classic comfort with thoughtful modern updates. A welcoming front and back porch frame the home, creating inviting outdoor spaces perfect for relaxing or entertaining. Inside, the layout is warm and functional. Some of the flooring is new, and the home has some nice hardwood floors. Some of the new updates include new roof and plumbing to provide peace of mind and reduce future maintenance. The home has some fresh paint. This home features a large primary bedroom and bath. Plenty of room for gardening, gatherings, pets and children to play in backyard. This home is waiting for the new owner to add their finishing touch.

Key facts

• New plumbing
• Fresh paint
• Front and back porch

Tags

• FRONT AND BACK PORCH
• NEW ROOF
• NEW PLUMBING
• HARDWOOD FLOORS
• FRESH PAINT
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $125k (0.7% below list).
• Recommended offer: $115k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#735 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Queen City ISD (rural): math 39% / reading 45% proficiency, ranked #355 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($870 loan paydown + $5k appreciation (3.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,569 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.99% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.4

CMA / ARV

• ARV (median comp): $204,679
• List price: $125,900
• Delta: -38.49%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.72×
• Total profit: $25,367
• Equity at exit: $61,541

10-year hold

• IRR: 13.8%
• Equity multiple: 3.19×
• Total profit: $77,056
• Equity at exit: $98,868

Cash invested: $35,252 (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 75572

• Home prices YoY: 2.6%
• Active inventory: 65
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $87

Break-even live

Break-even rent $1,140

Max offer price $125,900

Occupancy floor 88%

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Grandview Ave Atlanta, TX	3.0	1.0	1209	$1,250	$1.03	44d	1	1.37mi

Listing history 18 events

1. 2026-06-19
   days on market $125,900 Active 101 DOM
2. 2026-06-18
   days on market $125,900 Active 100 DOM
3. 2026-06-17
   days on market $125,900 Active 99 DOM
4. 2026-06-16
   days on market $125,900 Active 98 DOM
5. 2026-06-15
   days on market $125,900 Active 97 DOM
6. 2026-06-14
   days on market $125,900 Active 95 DOM
7. 2026-06-13
   days on market $125,900 Active 94 DOM
8. 2026-06-10
   days on market $125,900 Active 92 DOM
9. 2026-06-09
   days on market $125,900 Active 91 DOM
10. 2026-06-08
    days on market $125,900 Active 90 DOM
11. 2026-06-07
    days on market $125,900 Active 89 DOM
12. 2026-06-03
    days on market $125,900 Active 85 DOM
13. 2026-06-02
    days on market $125,900 Active 84 DOM
14. 2026-06-01
    days on market $125,900 Active 83 DOM
15. 2026-05-31
    days on market $125,900 Active 82 DOM
16. 2026-05-30
    days on market $125,900 Active 81 DOM
17. 2026-03-10
    listed $125,900 Active 684-char remark

    Show marketing remark (684 chars)

    A charming country style home with 3 beds/2 baths blends classic comfort with thoughtful modern updates. A welcoming front and back porch frame the home, creating inviting outdoor spaces perfect for relaxing or entertaining. Inside, the layout is warm and functional. Some of the flooring is new, and the home has some nice hardwood floors. Some of the new updates include new roof and plumbing to provide peace of mind and reduce future maintenance. The home has some fresh paint. This home features a large primary bedroom and bath. Plenty of room for gardening, gatherings, pets and children to play in backyard. This home is waiting for the new owner to add their finishing touch.

18. 2009-02-06
    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: $2,256 · $188/mo
• Projected year-2 tax: $2,304 · $192/mo
• Expected delta: +$48/yr (+$4/mo · 2.1%)

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

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$7,052
• − Property taxes: −$2,256
• − Insurance: −$630
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,663
• Taxable loss: −$1,001
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,282/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: Queen City ISD
• NCES district ID: 4836210
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $43,663
• Composite: 35.53/100
• National rank: #4908
• State rank: #355 of 826 in TX

Livability — Queen City

• Score: 64/100
• State rank: #735
• US rank: #13663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Queen City, TX
• Population (ZIP): 2,942

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 6% Arabic 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 143.673
• 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

2 events — show timeline

• 2026-03-10 Listed $125,900 TBOR
• 2009-02-06 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,256 · +16.8% YoY. Source: county tax records.