204 W End St · Terrell, TX 75160

$150,000

3 bd · 1.0 ba · 798 sqft · SingleFamily public records · 15 Days on market

Built 1960 0.35 ac lot Est $151k · at est.

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +7.7/15.0
• 1% rule +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS - HIGHEST AND BEST OFFERS DUE BY 5 P. M. ON TUESDAY, JUNE 26TH. INVESTORS! INVESTORS!! Opportunity for a flip house, would be a great first-time home, downsize or a rental. 3 Bedroom, 1 Bath home with potential. (1) One Car Carport Priced to Sell - AS-IS, Where Is, with any and all faults. ALL OFFERS WILL BE REVIEWED. Oversized Lot Investment in High-Growth Kaufman County - Introducing 204 West End - a fantastic investment located in one of North-East Texas’s fastest-growing corridors. This property boasts an oversized lot, offering valuable space for expansion or premium outdoor amenities. While it requires a full rehab, its location in Kaufman County is key, placing

Key facts

• Oversized lot
• 0.35 acre lot
• 2 parking spots

Tags

• OVERSIZED LOT
• INVESTMENT IN KAUFMAN COUNTY
• LOCATION IN KAUFMAN COUNTY

Property features AI

Finance

• Other: Parcel ID available; County: Kaufman; Country: United States
• Financial info: Listing status: Active; Transaction type: For Sale; Listing agreement: Exclusive Right To Sell; Loan type: Treat As Clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport with 2 covered spaces; Driveway parking; On-site parking
• Utilities: City water; City sewer; Electricity available; No municipal utility district
• Home design: Single-family residence; One story; Property is not attached
• Construction: Built in 1960
• Exterior features: Lot under 0.5 acre (approximately 0.35 acre); Less than 0.5-acre lot; Subdivision: Western; Directions: Travel east on US Highway 80 into Terrell. Turn right onto S. Ann Street and continue approximately 0.2 miles. Turn right onto West End Street. Property is located immediately ahead at 204 West End Street.

Interior

• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: No smart home features listed
• Interior features: Open floorplan; Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-4 ($-45/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.4% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W H Burnett El (329 students, 79% FRL).
• Market conditions: 372 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $147,750 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $150,822
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 S Frances St	0.46mi	2/1.0 (-1)	784 (-2%)	1mo	$139,999	$179	70
911 S Medora St	0.49mi	3/1.0	800 (+0%)	16mo	$170,000	$213	63
606 Warren St	0.53mi	2/1.0 (-1)	768 (-4%)	4mo	$144,900	$189	61
707 S Catherine St	0.46mi	2/2.0 (-1)	840 (+5%)	8mo	$180,000	$214	54
309 Houston St	0.44mi	2/1.0 (-1)	868 (+9%)	19mo	$132,000	$152	44
921 S Medora St	0.54mi	2/1.0 (-1)	912 (+14%)	19mo	$60,000	$66	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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-24,423
• Equity at exit: $22,365

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-21,074
• Equity at exit: $12,969

Cash invested: $42,000 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$787
• Tax from tax record: −$352 /mo · $4,219/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-4

Break-even live

Break-even rent $1,520

Max offer price $149,334

Occupancy floor 95%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Pacific Ave Terrell, TX	2.0	1.0	714	$1,350	$1.89	10d	1	0.27mi
510 Frazier St Terrell, TX	3.0	1.0	840	$1,285	$1.53	44d	1	0.40mi
514 Frazier St Terrell, TX	2.0	1.0	850	$1,300	$1.53	44d	1	0.42mi
904 N Frances St Unit A Terrell, TX	2.0	1.0	732	$1,350	$1.84	11d	1	0.77mi
1001 Mineral Wells St Terrell, TX	2.0–3.0	1.0	1018	$1,299	$1.28	1d	3	0.93mi
1300 S Adelaide St Terrell, TX	1.0–4.0	1.0–2.0	785	$1,413	$1.80	1d	9	0.98mi
920 N Virginia St Terrell, TX	2.0	1.0	924	$1,650	$1.79	17d	1	1.17mi
201 Timber Ct Terrell, TX	1.0–3.0	1.0–2.0	940	$1,825	$1.94	1d	10	1.19mi
1451 Colquitt Rd Terrell, TX	1.0–2.0	1.0–2.0	925	$1,295	$1.40	1d	1	1.19mi
115 Charles Ln Terrell, TX	3.0	1.0	986	$1,300	$1.32	44d	1	1.23mi
400 Oak Dr Unit 2D Terrell, TX	2.0	1.0	910	$950	$1.04	18d	1	1.25mi
301 Charles Ln Terrell, TX	3.0	1.0	1008	$1,600	$1.59	18d	1	1.25mi

Listing history 11 events

1. 2026-06-18
   days on market $150,000 Active 15 DOM
2. 2026-06-17
   days on market $150,000 Active 14 DOM
3. 2026-06-16
   days on market $150,000 Active 13 DOM
4. 2026-06-15
   days on market $150,000 Active 12 DOM
5. 2026-06-13
   days on market $150,000 Active 10 DOM
6. 2026-06-13
   days on market $150,000 Active 9 DOM
7. 2026-06-09
   days on market $150,000 Active 6 DOM
8. 2026-06-08
   days on market $150,000 Active 5 DOM
9. 2026-06-07
   days on market $150,000 Active 4 DOM
10. 2026-06-04
    remarks 693-char remark
11. 2026-06-04
    listed $150,000 Active 1 DOM

ⓘ 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: $4,219 · $352/mo
• Projected year-2 tax: $4,219 · $352/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $18,182
• − Mortgage interest: −$8,402
• − Property taxes: −$4,219
• − Insurance: −$750
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,364
• Taxable loss: −$2,463
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $546/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

1 event — show timeline

• 2026-06-02 Listed $150,000 NTREIS

Property tax history

+11.6%/yr

Latest (2025): $4,219 · +4.6% YoY. Source: county tax records.