1303 W Main St · Madisonville, TX 77864

$80,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 118 Days on market

Built 1988 6,426 sqft lot $111/sqft · 7% below area Est $86k · 7% under ↓ 19% 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 +20.5/30.0
• ARV discount +10.6/15.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled at 1303 W Main ST, MADISONVILLE, TX 77864 in Madison County, this single-family residence presents an exciting opportunity to own a home with enduring appeal. This residence features two bedrooms, offering comfortable and private spaces for rest and relaxation. Built in 1988, this home embodies classic construction that provides a solid foundation for your personal touches and modern updates. This Madisonville residence is an invitation to craft a lifestyle of comfort and simple pleasures.

Key facts

• 6,426 sq ft lot
• Built 1988
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 1.7% in Madisonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#630 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, amenities F, commute F.
• Madisonville CISD (town): math 53% / reading 50% proficiency, ranked #177 of 826 in TX (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 103 active listings in the ZIP; 1 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Madison County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 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: severe wind risk, 80% 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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: 1.10% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (median comp): $85,896
• List price: $80,000
• Delta: -6.86%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-6,204
• Equity at exit: $11,928

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $3,403
• Equity at exit: $6,917

Cash invested: $22,400 (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 77864

• Home prices YoY: -13.2%
• Active inventory: 103
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $106

Break-even live

Break-even rent $749

Max offer price $80,000

Occupancy floor 83%

Sensitivity live

Price	-10% $151	-5% $128	+0% $106	+5% $83	+10% $60
Rent	-10% $36	-5% $71	+0% $106	+5% $140	+10% $175
Rate	-1.0pp $146	-0.5pp $126	base $106	+0.5pp $85	+1.0pp $64

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-08
   days on market $80,000 Active 118 DOM
2. 2026-06-07
   status $80,000 Active 117 DOM
3. 2026-05-31
   status $80,000 Pending 117 DOM
4. 2026-05-30
   days on market $80,000 Active 117 DOM
5. 2026-02-02
   listed $80,000 Active 502-char remark

   Show marketing remark (502 chars)

   Nestled at 1303 W Main ST, MADISONVILLE, TX 77864 in Madison County, this single-family residence presents an exciting opportunity to own a home with enduring appeal. This residence features two bedrooms, offering comfortable and private spaces for rest and relaxation. Built in 1988, this home embodies classic construction that provides a solid foundation for your personal touches and modern updates. This Madisonville residence is an invitation to craft a lifestyle of comfort and simple pleasures.

6. 2025-11-24
   price $75,000
7. 2025-11-11
   historical $850
8. 2025-11-06
   price $80,000
9. 2025-10-14
   listed $850
10. 2025-10-13
    price $85,000
11. 2025-09-22
    price $90,000
12. 2025-09-10
    price $95,000
13. 2025-09-10
    status Active
14. 2025-09-06
    status Pending
15. 2025-07-31
    listed $99,000 Active
16. 2021-05-25
    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: $1,662 · $138/mo
• Projected year-2 tax: $1,662 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $10,586
• − Mortgage interest: −$4,481
• − Property taxes: −$1,662
• − Insurance: −$400
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$2,327
• Taxable income: $22
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,261/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: Madisonville CISD
• NCES district ID: 4828710
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $39,234
• Composite: 43.02/100
• National rank: #3102
• State rank: #177 of 826 in TX

Livability — Madisonville

• Score: 66/100
• State rank: #630
• US rank: #12063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madisonville, TX
• City population: 7,635
• Population (ZIP): 7,635

Population outlook (Madison County) Hauer SSP2

• Today (2025): 14,350 people
• By 2030: 14,854 · +3.5%
• By 2040: 15,876 · +10.6%
• By 2050: 16,631 · +15.9%
• By 2075: 18,375 · +28.0%
• By 2100: 18,600 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 29% Two or more races 16% Black 15%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 23%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+64.4) · D 17.6% · R 82.0%
• 2008→2024 swing: -21.6pp toward R · 2008: -42.8pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+58.2 2016: R+57.6 2012: R+51.3 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.22%
• Current HPI: 225.7727
• 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

-19.2% since first listed

12 events — show timeline

• 2026-02-02 Listed $80,000 BCSRMLS
• 2025-11-24 Price Changed $75,000 BCSRMLS
• 2025-11-11 Rental Removed $850 BCSRMLS
• 2025-11-06 Price Changed $80,000 BCSRMLS
• 2025-10-14 Listed for Rent $850 BCSRMLS
• 2025-10-13 Price Changed $85,000 BCSRMLS
• 2025-09-22 Price Changed $90,000 BCSRMLS
• 2025-09-10 Price Changed $95,000 BCSRMLS
• 2025-09-10 Relisted — BCSRMLS
• 2025-09-06 Pending — BCSRMLS
• 2025-07-31 Listed $99,000 BCSRMLS
• 2021-05-25 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,662 · -0.9% YoY. Source: county tax records.