582 E Main St · Van, TX 75790

$79,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 140 Days on market

Built 1951 0.27 ac lot $95/sqft · 46% below area Est $147k · 46% under ↓ 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This can be a great starter home, or investment property, need TLC, Close to downtown, across the street from Elementary school. New builds around. Call for more information. Seller has reduced price to sell.

Key facts

• Investment property
• Close to downtown
• 0.27 acre lot

Tags

• INVESTMENT PROPERTY
• CLOSE TO DOWNTOWN

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 $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.3% in Van — 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 68/100 on livability (#505 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D+, amenities F.
• Van ISD (rural): math 40% / reading 42% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.38% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (median comp): $147,427
• List price: $79,900
• Delta: -45.80%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $4,542
• Equity at exit: $11,913

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $26,594
• Equity at exit: $6,908

Cash invested: $22,372 (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 75790

• Home prices YoY: -11.4%
• Active inventory: 86
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $274

Break-even live

Break-even rent $753

Max offer price $79,900

Occupancy floor 70%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 N Walnut St Van, TX	2.0	1.0	850	$1,100	$1.29	13d	1	1.21mi

Listing history 28 events

1. 2026-06-19
   days on market $79,900 Active 140 DOM
2. 2026-06-18
   days on market $79,900 Active 139 DOM
3. 2026-06-17
   days on market $79,900 Active 138 DOM
4. 2026-06-16
   days on market $79,900 Active 137 DOM
5. 2026-06-15
   days on market $79,900 Active 136 DOM
6. 2026-06-14
   days on market $79,900 Active 134 DOM
7. 2026-06-13
   days on market $79,900 Active 133 DOM
8. 2026-06-10
   days on market $79,900 Active 131 DOM
9. 2026-06-09
   days on market $79,900 Active 130 DOM
10. 2026-06-08
    days on market $79,900 Active 129 DOM
11. 2026-06-07
    days on market $79,900 Active 128 DOM
12. 2026-06-02
    days on market $79,900 Active 123 DOM
13. 2026-06-01
    days on market $79,900 Active 122 DOM
14. 2026-05-31
    days on market $79,900 Active 121 DOM
15. 2026-05-30
    days on market $79,900 Active 120 DOM
16. 2026-01-30
    listed $79,900 Active 208-char remark

    Show marketing remark (208 chars)

    This can be a great starter home, or investment property, need TLC, Close to downtown, across the street from Elementary school. New builds around. Call for more information. Seller has reduced price to sell.

17. 2025-11-19
    status Active 208-char remark

    Show marketing remark (208 chars)

    This can be a great starter home, or investment property, need TLC, Close to downtown, across the street from Elementary school. New builds around. Call for more information. Seller has reduced price to sell.

18. 2025-11-07
    historical 208-char remark

    Show marketing remark (208 chars)

    This can be a great starter home, or investment property, need TLC, Close to downtown, across the street from Elementary school. New builds around. Call for more information. Seller has reduced price to sell.

19. 2025-10-24
    listed $79,900 208-char remark

    Show marketing remark (208 chars)

    This can be a great starter home, or investment property, need TLC, Close to downtown, across the street from Elementary school. New builds around. Call for more information. Seller has reduced price to sell.

20. 2025-06-25
    price $79,900
21. 2025-06-25
    price $79,900
22. 2024-10-24
    status Active
23. 2024-07-02
    price $89,900
24. 2024-04-12
    status Active
25. 2024-04-12
    price $99,000
26. 2023-10-12
    status Active
27. 2023-04-13
    listed $115,000 Active
28. 2023-04-10
    listed $89,900 Active

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$4,476
• − Property taxes: −$1,713
• − Insurance: −$400
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,324
• Taxable income: $2,175
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $2,765/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: Van ISD
• NCES district ID: 4843920
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,308
• Composite: 34.78/100
• National rank: #5120
• State rank: #390 of 826 in TX

Livability — Van

• Score: 68/100
• State rank: #505
• US rank: #9995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van, TX
• City population: 3,790
• Population (ZIP): 3,790

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 2% Italian 1% Greek 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.57%
• Current HPI: 213.6886
• 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

-11.1% since first listed

13 events — show timeline

• 2026-01-30 Listed $79,900 LAAR
• 2025-11-19 Relisted — GTAR
• 2025-11-07 Delisted — GTAR
• 2025-10-24 Listed $79,900 GTAR
• 2025-06-25 Price Changed $79,900 LAAR
• 2025-06-25 Price Changed $79,900 GTAR
• 2024-10-24 Relisted — LAAR
• 2024-07-02 Price Changed $89,900 GTAR
• 2024-04-12 Relisted — GTAR
• 2024-04-12 Price Changed $99,000 GTAR
• 2023-10-12 Relisted — GTAR
• 2023-04-13 Listed $115,000 GTAR
• 2023-04-10 Listed $89,900 LAAR

Property tax history

+2.0%/yr

Latest (2025): $1,713 · -0.2% YoY. Source: county tax records.