204 N 6th St · Talco, TX 75487

$58,000

3 bd · 1.0 ba · 1,808 sqft · SingleFamily public records · 71 Days on market

Built 1980 7,492 sqft lot

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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
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR SPECIAL - FULL REHAB OPPORTUNITY UNDER $60K!!! This 1808sf home on a . 172 acre lot is ready for a full renovation. Located in Talco, TX, just 20 miles from Mount Pleasant, 30 miles from Longview, & 50 miles from Texarkana -- this property offers solid rental and resale potential in a market still within reach of multiple East Texas hubs. City water already in place. Structure offers space for creative reconfiguration or a full flip. Whether you're an investor looking to add to your portfolio or a first-time home flipper searching for your next project, this one is priced to move at JUST $58,000!!! Seller will carry with $15K down

Key facts

• City water in place
• 7,492 sq ft lot
• Built 1980

Tags

• FULL REHAB OPPORTUNITY
• SOLID RENTAL POTENTIAL
• CITY WATER IN PLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,195 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Rivercrest ISD (rural): math 50% / reading 48% proficiency, ranked #212 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rivercrest El (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 334 students, 68% FRL).
• Zoned-school proficiency averages 37% at this address vs 49% district-wide (-12 pts) — the specific schools serving this property underperform the Rivercrest ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 31 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($401 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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: 2.10% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.37%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $164,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N 6th St	0.00mi	3/1.0	1,808 (0%)	1mo	$58,000	$32	99
307 E Lide St	0.17mi	3/2.0	1,538 (-15%)	20mo	$139,900	$91	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 46.8%
• Equity multiple: 3.63×
• Total profit: $42,668
• Equity at exit: $26,079

10-year hold

• IRR: 46.6%
• Equity multiple: 7.28×
• Total profit: $101,948
• Equity at exit: $40,191

Cash invested: $16,240 (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 75487

• Active inventory: 31
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $560

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 49%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-23
   soldstatus
2. 2026-01-21
   status Pending
3. 2025-11-11
   listed $58,000 Active
4. 2025-09-16
   historical
5. 2025-05-16
   listed $15,000 Active
6. 1998-09-18
   soldstatus

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,594
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$1,687
• Taxable income: $6,163
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $5,240/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: Rivercrest ISD
• NCES district ID: 4842120
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $39,064
• Composite: 40.93/100
• National rank: #3611
• State rank: #212 of 826 in TX

Livability — Talco

• Score: 58/100
• State rank: #1195
• US rank: #20910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Talco, TX
• Population (ZIP): 1,110

Population outlook (Titus County) Hauer SSP2

• Today (2025): 33,205 people
• By 2030: 33,187 · -0.1%
• By 2040: 32,931 · -0.8%
• By 2050: 32,231 · -2.9%
• By 2075: 29,507 · -11.1%
• By 2100: 25,369 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Hispanic / Latino 31% Two or more races 18% Black 5%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 8% European 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Titus

• 2024 margin: Solid R (+54.7) · D 22.3% · R 77.0%
• 2008→2024 swing: -23.5pp toward R · 2008: -31.2pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+44.7 2016: R+42.1 2012: R+39.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+286.7% since first listed

6 events — show timeline

• 2026-03-23 Sold (Public Records) — Public Records
• 2026-01-21 Pending — NTREIS
• 2025-11-11 Listed $58,000 NTREIS
• 2025-09-16 Listing Removed — NTREIS
• 2025-05-16 Listed $15,000 NTREIS
• 1998-09-18 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,071 · +46.3% YoY. Source: county tax records.