199 Pr 5000 · Latexo, TX 75835

$125,000

2 bd · 1.0 ba · 1,352 sqft · SingleFamily · 16 Days on market

Built 1978 Fair condition 4.01 ac lot ↓ 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME SWEET HOME! This beautiful 4.015-acre property offers a wonderful opportunity for anyone looking to enjoy country living with room to grow. It features two bedrooms, one bath, and a spacious layout with peaceful, country views. When you enter the front door, you’ll notice the open concept living area with a brick, wood-burning fireplace. The kitchen has good counterspace and cabinets with the appliances conveying with the home. The kitchen and bathroom floors have recently been updated. The dining room has double French doors opening to the back covered porch, it could also be converted into another bedroom if additional space was needed! The large laundry room has ample storage space. The property has covered front and back porches with an entertainment area beyond the back porch. The land includes mature trees, open spaces, a spring-fed pond within a wooded area, and plenty of room to enjoy the outdoor living while offering privacy and a quiet country setting. Call today to schedule your tour of this home!

Key facts

• Covered front porch
• Double french doors
• 4.01 acre lot

Tags

• OPEN CONCEPT LIVING AREA
• BRICK WOOD BURNING FIREPLACE
• UPDATED KITCHEN FLOORS
• UPDATED BATHROOM FLOORS
• DOUBLE FRENCH DOORS
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Septic tank
• Home design: Residential property; Single-story entry (first level living); Built in 1978; Facing direction not specified
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Wooded lot

Interior

• Bedrooms: Primary bedroom on the first level (approx. 11.3 x 12); Second bedroom on the first level (approx. 19.6 x 13.6)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); 2 total rooms

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,175 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Latexo ISD (rural): math 37% / reading 47% proficiency, ranked #365 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Latexo H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 199 students, 51% FRL).
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Latexo ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 277 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — 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. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.97%
• DSCR: 2.33
• GRM: 4.7

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: 24.6%
• Equity multiple: 2.01×
• Total profit: $35,453
• Equity at exit: $18,638

10-year hold

• IRR: 32.4%
• Equity multiple: 3.93×
• Total profit: $102,698
• Equity at exit: $10,808

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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $874

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 55%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1232 County Road 1805 Crockett, TX	3.0	2.0	1150	$2,200	$1.91	43d	1	0.83mi

Listing history 12 events

1. 2026-06-18
   days on market $125,000 Active 16 DOM
2. 2026-06-17
   days on market $125,000 Active 15 DOM
3. 2026-06-16
   days on market $125,000 Active 14 DOM
4. 2026-06-15
   days on market $125,000 Active 13 DOM
5. 2026-06-13
   days on market $125,000 Active 11 DOM
6. 2026-06-12
   days on market $125,000 Active 10 DOM
7. 2026-06-10
   days on market $125,000 Active 7 DOM
8. 2026-06-08
   days on market $125,000 Active 6 DOM
9. 2026-06-08
   days on market $125,000 Active 5 DOM
10. 2026-06-07
    days on market $125,000 Active 4 DOM
11. 2026-06-03
    remarks 693-char remark
12. 2026-06-03
    listed $125,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $26,400
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$3,636
• Taxable income: $9,038
• Est. tax owed @ 24.0%: −$2,169
• After-tax cash flow: $8,321/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, including exterior painting and landscaping, to improve its condition and value.

Repairs flagged

• Major Exterior paint — Paint is faded and peeling.
• Major Landscaping — Needs trimming and maintenance.
• Minor Interior paint — Some wear visible on walls.

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal.
• Rental Landscaping — Well-maintained landscaping attracts renters.
• Both HVAC maintenance — A functional HVAC system ensures comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Paint is faded and peeling.	Major	$15,000–50,000
Landscaping · Needs trimming and maintenance.	Major	$15,000–50,000
Interior paint · Some wear visible on walls.	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal. ↑
• Rental Landscaping — Well-maintained landscaping attracts renters. ↑
• Both HVAC maintenance — A functional HVAC system ensures comfort and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Latexo ISD
• NCES district ID: 4826910
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $40,145
• Composite: 35.17/100
• National rank: #5002
• State rank: #365 of 826 in TX

Livability — Latexo

• Score: 59/100
• State rank: #1175
• US rank: #20575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 76
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

-10.7% since first listed

7 events — show timeline

• 2026-06-02 Listed $125,000 HARMLS
• 2026-06-02 Listed $125,000 GTAR
• 2020-06-10 Listing Removed — HARMLS
• 2020-03-23 Price Changed $115,000 HARMLS
• 2020-03-09 Price Changed $124,000 HARMLS
• 2019-11-20 Price Changed $129,900 HARMLS
• 2019-09-16 Listed $139,900 HARMLS