9163 S Hwy 59 · Marshall, TX 75670

$85,000

3 bd · 1.5 ba · 1,008 sqft · Other public records · 35 Days on market

Built 1974 2.23 ac lot ↓ 37% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits just south of Marshall! Situated on approximately 2 acres along highly traveled Highway 59, this property offers endless potential for the right buyer or investor. Located just 4 miles south of I-20, the home is in need of a complete renovation but provides a rare chance to create your vision from the ground up. With plenty of space to add another home, this property could be ideal for multi-generational living, an additional rental, or future expansion. The property is serviced by co-op water and offers valuable highway frontage with convenient access to Marshall and Interstate 20. Whether you’re searching for a fixer-upper, investment opportunity, or future homesi

Key facts

• Highway frontage
• Future expansion
• Co-op water

Tags

• 2 ACRES
• HIGHWAY FRONTAGE
• CO-OP WATER
• COMPLETE RENOVATION
• MULTI-GENERATIONAL LIVING
• FUTURE EXPANSION

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; One level
• Construction: Composition roof; Pillar/Post/Pier foundation
• Exterior features: Barbed wire fencing; Storage building; Workshop

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: No central heating or cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; lower-income renter base — watch delinquency; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 33% of the median local income ($42k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• Climate carrying-cost: major wind risk, 64% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1974 — 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 F-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: 1.39% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.16%
• DSCR: 1.85
• GRM: 6.0

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $10,421
• Equity at exit: $12,674

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $40,222
• Equity at exit: $7,349

Cash invested: $23,800 (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 75670

• Home prices YoY: -33.8%
• Active inventory: 143
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $380

Break-even live

Break-even rent $702

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $85,000 Active 35 DOM
2. 2026-06-18
   days on market $85,000 Active 34 DOM
3. 2026-06-17
   days on market $85,000 Active 33 DOM
4. 2026-06-16
   days on market $85,000 Active 32 DOM
5. 2026-06-15
   days on market $85,000 Active 31 DOM
6. 2026-06-14
   days on market $85,000 Active 29 DOM
7. 2026-06-13
   days on market $85,000 Active 28 DOM
8. 2026-06-10
   days on market $85,000 Active 26 DOM
9. 2026-06-09
   days on market $85,000 Active 25 DOM
10. 2026-06-08
    days on market $85,000 Active 24 DOM
11. 2026-06-07
    days on market $85,000 Active 23 DOM
12. 2026-06-02
    days on market $85,000 Active 18 DOM
13. 2026-06-01
    days on market $85,000 Active 17 DOM
14. 2026-05-31
    days on market $85,000 Active 16 DOM
15. 2026-05-30
    days on market $85,000 Active 15 DOM
16. 2026-05-15
    listed $85,000 Active 827-char remark
17. 2023-08-01
    historical
18. 2023-07-28
    listed $135,000 Active
19. 2023-07-28
    listed $135,000 Active
20. 2005-08-08
    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: $877 · $73/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$678/yr (+$57/mo · 77.4%)

ⓘ 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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,190
• − Mortgage interest: −$4,761
• − Property taxes: −$877
• − Insurance: −$425
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,473
• Taxable income: $3,384
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,747/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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harrison County · 18,670 people
• City population: 18,670
• Metro: Longview, TX
• Population (ZIP): 18,670
• Household income: $42,386
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 598.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 39% White 35% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.33%
• Current HPI: 100.3741
• Rent YoY: —
• Metro: Longview, 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

-37.0% since first listed

5 events — show timeline

• 2026-05-15 Listed $85,000 LAAR
• 2023-08-01 Delisted — LAAR
• 2023-07-28 Listed $135,000 LAAR
• 2023-07-28 Listed $135,000 LAAR
• 2005-08-08 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $877 · +13.4% YoY. Source: county tax records.