310 N Railroad Ave · Mount Enterprise, TX 75681

$139,000

4 bd · 2.0 ba · 1,817 sqft · SingleFamily public records · 55 Days on market

Built 1930 0.60 ac lot $76/sqft · 41% below area ↓ 25% 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 +18.2/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the heart of Mount Enterprise with prime frontage along a main highway, this 1930-built property offers exceptional visibility and investment potential. Featuring 4 bedrooms, 2 bathrooms, a formal parlor, office space, attached garage, and separate living quarters. The layout provides flexibility for a variety of uses. While the home does require updates, its size, character, and location make it a strong candidate for residential renovation, income producing property, or potential commercial conversion (buyer to verify). High traffic exposure and central positioning create an ideal setting for a business, boutique, or bed & breakfast concept. Minutes from Wild Spring Dunes

Key facts

• Central positioning
• Investment potential
• Prime frontage

Tags

• PRIME FRONTAGE
• HIGH TRAFFIC EXPOSURE
• CENTRAL POSITIONING
• SEPARATE LIVING QUARTERS
• INVESTMENT POTENTIAL

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Garage faces side; Gravel parking pad
• Utilities: Public water; Public sewer and septic tank
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding; Vinyl siding; Composition roof; Pillar/post/pier and slab foundation; Built with traditional residential construction
• Exterior features: Porch; Partial fencing; Corner, level lot; Asphalt road access; Workshop; Guest house

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Attic fan; Ceiling fan(s)
• Interior features: Electric water heater; Living room fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $124 ($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 $136k (2.0% below list).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#383 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Mount Enterprise ISD (rural): math 38% / reading 42% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($961 loan paydown + $8k appreciation (5.8% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 55 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1930 — 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: 0.98% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $379,907
• List price: $139,000
• Delta: -63.41%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

5.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.20×
• Total profit: $46,637
• Equity at exit: $85,907

10-year hold

• IRR: 17.8%
• Equity multiple: 4.38×
• Total profit: $131,423
• Equity at exit: $154,531

Cash invested: $38,920 (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 75681

• Home prices YoY: 3.1%
• Active inventory: 40
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $124

Break-even live

Break-even rent $1,206

Max offer price $139,000

Occupancy floor 86%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $139,000 Active 55 DOM
2. 2026-06-18
   days on market $139,000 Active 54 DOM
3. 2026-06-17
   days on market $139,000 Active 53 DOM
4. 2026-06-16
   days on market $139,000 Active 52 DOM
5. 2026-06-15
   days on market $139,000 Active 51 DOM
6. 2026-06-14
   days on market $139,000 Active 49 DOM
7. 2026-06-12
   days on market $139,000 Active 48 DOM
8. 2026-06-09
   days on market $139,000 Active 45 DOM
9. 2026-06-08
   days on market $139,000 Active 44 DOM
10. 2026-06-07
    days on market $139,000 Active 43 DOM
11. 2026-06-05
    days on market $139,000 Active 40 DOM
12. 2026-06-03
    days on market $139,000 Active 39 DOM
13. 2026-06-02
    days on market $139,000 Active 38 DOM
14. 2026-06-01
    days on market $139,000 Active 37 DOM
15. 2026-05-31
    days on market $139,000 Active 36 DOM
16. 2026-05-30
    days on market $139,000 Active 35 DOM
17. 2026-05-12
    price $139,000 980-char remark
18. 2026-04-25
    listed $185,000 Active 980-char remark
19. 2014-12-19
    soldstatus
20. 2007-06-20
    soldstatus
21. 2002-05-29
    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: $1,993 · $166/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$551/yr (+$46/mo · 27.7%)

ⓘ 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 · 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: $16,352
• − Mortgage interest: −$7,786
• − Property taxes: −$1,993
• − Insurance: −$695
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,044
• Taxable loss: −$781
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,671/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: Mount Enterprise ISD
• NCES district ID: 4831650
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,403
• Composite: 33.95/100
• National rank: #5330
• State rank: #422 of 826 in TX

Livability — Mount Enterprise

• Score: 70/100
• State rank: #383
• US rank: #8021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Enterprise, TX
• Population (ZIP): 2,475

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.83%
• Current HPI: 191.5526
• 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

-24.9% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $139,000 LAAR
• 2026-04-25 Listed $185,000 LAAR
• 2014-12-19 Sold (Public Records) — Public Records
• 2007-06-20 Sold (Public Records) — Public Records
• 2002-05-29 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,993 · +5.9% YoY. Source: county tax records.