115 E Homewood Dr · Crockett, TX 75835

$105,100

4 bd · 2.0 ba · 2,094 sqft · SingleFamily public records · 177 Days on market

Built 1962 0.29 ac lot $50/sqft · 41% below area Est $178k · 41% under ↓ 22% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE REDUCTION on a great home for a large family. Features four bedroom and three full baths. Dining room and large den with fireplace on one end. Other end features cabinets with small sink. Back yard has privacy fencing. The two car garage has a work room in the back. No taxes because of disabled Vet.

Key facts

• Large den
• Work room
• Privacy fencing

Tags

• DINING ROOM
• LARGE DEN
• FIREPLACE
• PRIVACY FENCING
• WORK ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.2% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Crockett ISD (town): math 22% / reading 28% proficiency, ranked #736 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 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 $727 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $55k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $92,488 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1962 — 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 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?
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: 1.42% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (median comp): $178,182
• List price: $105,100
• Delta: -41.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 N 6th St	0.31mi	4/2.0	1,848 (-12%)	7mo	$99,000	$54	60
907 E Houston Ave	0.71mi	3/2.0 (-1)	2,053 (-2%)	4mo	$274,500	$134	56
601 N 4th St	0.20mi	5/3.0 (+1)	2,406 (+15%)	3mo	$299,000	$124	55
103 Corto St	0.69mi	3/2.0 (-1)	2,021 (-4%)	11mo	$225,000	$111	48
203 N 3rd St	0.35mi	3/2.0 (-1)	1,788 (-15%)	15mo	$82,000	$46	42
301 Harold St	0.60mi	3/2.0 (-1)	1,803 (-14%)	3mo	$159,000	$88	41
505 N Gordon Dr	0.62mi	4/2.0	1,821 (-13%)	23mo	$145,000	$80	30

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $7,457
• Equity at exit: $15,671

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $38,207
• Equity at exit: $9,087

Cash invested: $29,428 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $383

Break-even live

Break-even rent $1,008

Max offer price $105,100

Occupancy floor 69%

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: $26,275
• Closing costs: $3,153
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $105,100 Active 177 DOM
2. 2026-06-17
   days on market $105,100 Active 176 DOM
3. 2026-06-16
   days on market $105,100 Active 175 DOM
4. 2026-06-15
   days on market $105,100 Active 174 DOM
5. 2026-06-13
   days on market $105,100 Active 172 DOM
6. 2026-06-12
   days on market $105,100 Active 171 DOM
7. 2026-06-09
   days on market $105,100 Active 168 DOM
8. 2026-06-08
   days on market $105,100 Active 167 DOM
9. 2026-06-08
   days on market $105,100 Active 166 DOM
10. 2026-06-07
    days on market $105,100 Active 165 DOM
11. 2026-06-03
    days on market $105,100 Active 162 DOM
12. 2026-06-02
    days on market $105,100 Active 161 DOM
13. 2026-06-01
    days on market $105,100 Active 160 DOM
14. 2026-05-31
    days on market $105,100 Active 159 DOM
15. 2026-05-15
    price $105,100 313-char remark

    Show marketing remark (313 chars)

    HUGE PRICE REDUCTION on a great home for a large family. Features four bedroom and three full baths. Dining room and large den with fireplace on one end. Other end features cabinets with small sink. Back yard has privacy fencing. The two car garage has a work room in the back. No taxes because of disabled Vet.

16. 2026-04-17
    price $125,000 313-char remark

    Show marketing remark (313 chars)

    HUGE PRICE REDUCTION on a great home for a large family. Features four bedroom and three full baths. Dining room and large den with fireplace on one end. Other end features cabinets with small sink. Back yard has privacy fencing. The two car garage has a work room in the back. No taxes because of disabled Vet.

17. 2026-03-23
    status Active 313-char remark

    Show marketing remark (313 chars)

    HUGE PRICE REDUCTION on a great home for a large family. Features four bedroom and three full baths. Dining room and large den with fireplace on one end. Other end features cabinets with small sink. Back yard has privacy fencing. The two car garage has a work room in the back. No taxes because of disabled Vet.

18. 2026-03-23
    price $135,000 313-char remark

    Show marketing remark (313 chars)

    HUGE PRICE REDUCTION on a great home for a large family. Features four bedroom and three full baths. Dining room and large den with fireplace on one end. Other end features cabinets with small sink. Back yard has privacy fencing. The two car garage has a work room in the back. No taxes because of disabled Vet.

19. 2026-02-13
    price $145,000 313-char remark

    Show marketing remark (313 chars)

    HUGE PRICE REDUCTION on a great home for a large family. Features four bedroom and three full baths. Dining room and large den with fireplace on one end. Other end features cabinets with small sink. Back yard has privacy fencing. The two car garage has a work room in the back. No taxes because of disabled Vet.

20. 2026-01-15
    price $155,000 313-char remark

    Show marketing remark (313 chars)

    HUGE PRICE REDUCTION on a great home for a large family. Features four bedroom and three full baths. Dining room and large den with fireplace on one end. Other end features cabinets with small sink. Back yard has privacy fencing. The two car garage has a work room in the back. No taxes because of disabled Vet.

21. 2025-12-04
    listed $160,000 Active 313-char remark

    Show marketing remark (313 chars)

    HUGE PRICE REDUCTION on a great home for a large family. Features four bedroom and three full baths. Dining room and large den with fireplace on one end. Other end features cabinets with small sink. Back yard has privacy fencing. The two car garage has a work room in the back. No taxes because of disabled Vet.

22. 2022-06-09
    soldstatus
23. 2022-06-08
    soldstatus Sold 655-char remark

    Show marketing remark (655 chars)

    This manicured beautiful colonial brick home has 5 bdr 3 bths with workout room that has sleeping quarters detached from the residence. The family room has a wood vaulted ceiling that adds a rustic look with wood burning fireplace, with attached open dining room. A galley kitchen is just steps away. This split-level home has a primary bedroom with on suite bath with walk-in shower. The other bedrooms have 2 complete baths. Enjoy this quiet established neighborhood, looking out your glass wall of windows to your patio with mature trees. Wood flooring throughout the home. Large walk-in and 3 closets in primary bath. Insulated music room. A must see.

24. 2022-05-05
    status Pending 655-char remark

    Show marketing remark (655 chars)

    This manicured beautiful colonial brick home has 5 bdr 3 bths with workout room that has sleeping quarters detached from the residence. The family room has a wood vaulted ceiling that adds a rustic look with wood burning fireplace, with attached open dining room. A galley kitchen is just steps away. This split-level home has a primary bedroom with on suite bath with walk-in shower. The other bedrooms have 2 complete baths. Enjoy this quiet established neighborhood, looking out your glass wall of windows to your patio with mature trees. Wood flooring throughout the home. Large walk-in and 3 closets in primary bath. Insulated music room. A must see.

25. 2022-03-15
    price $210,000 655-char remark

    Show marketing remark (655 chars)

    This manicured beautiful colonial brick home has 5 bdr 3 bths with workout room that has sleeping quarters detached from the residence. The family room has a wood vaulted ceiling that adds a rustic look with wood burning fireplace, with attached open dining room. A galley kitchen is just steps away. This split-level home has a primary bedroom with on suite bath with walk-in shower. The other bedrooms have 2 complete baths. Enjoy this quiet established neighborhood, looking out your glass wall of windows to your patio with mature trees. Wood flooring throughout the home. Large walk-in and 3 closets in primary bath. Insulated music room. A must see.

26. 2022-02-23
    listed $259,000 Active 655-char remark

    Show marketing remark (655 chars)

    This manicured beautiful colonial brick home has 5 bdr 3 bths with workout room that has sleeping quarters detached from the residence. The family room has a wood vaulted ceiling that adds a rustic look with wood burning fireplace, with attached open dining room. A galley kitchen is just steps away. This split-level home has a primary bedroom with on suite bath with walk-in shower. The other bedrooms have 2 complete baths. Enjoy this quiet established neighborhood, looking out your glass wall of windows to your patio with mature trees. Wood flooring throughout the home. Large walk-in and 3 closets in primary bath. Insulated music room. A must see.

27. 2022-02-22
    soldstatus
28. 2013-11-07
    soldstatus
29. 2013-11-07
    soldstatus
30. 2013-09-26
    historical
31. 2012-07-16
    listed $134,000

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $17,919
• − Mortgage interest: −$5,887
• − Property taxes: −$2,415
• − Insurance: −$526
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$3,057
• Taxable income: $3,167
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,841/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: Crockett ISD
• NCES district ID: 4815720
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $26,917
• Composite: 19.83/100
• National rank: #8699
• State rank: #736 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, TX
• 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

-21.6% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $105,100 PAOR
• 2026-04-17 Price Changed $125,000 PAOR
• 2026-03-23 Relisted — PAOR
• 2026-03-23 Price Changed $135,000 PAOR
• 2026-02-13 Price Changed $145,000 PAOR
• 2026-01-15 Price Changed $155,000 PAOR
• 2025-12-04 Listed $160,000 PAOR
• 2022-06-09 Sold (Public Records) — Public Records
• 2022-06-08 Sold (MLS) — HARMLS
• 2022-05-05 Pending — HARMLS
• 2022-03-15 Price Changed $210,000 HARMLS
• 2022-02-23 Listed $259,000 HARMLS
• 2022-02-22 Sold (Public Records) — Public Records
• 2013-11-07 Sold (Public Records) — Public Records
• 2013-11-07 Sold (MLS) — HARMLS
• 2013-09-26 Listing Removed — HARMLS
• 2012-07-16 Listed $134,000 HARMLS

Property tax history

+5.3%/yr

Latest (2025): $2,415 · +10.1% YoY. Source: county tax records.