100 Smith St · Naples, TX 75568

$111,200

4 bd · 1.0 ba · 1,934 sqft · SingleFamily public records · 151 Days on market

Built 1942 0.81 ac lot $57/sqft · 55% below area

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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 +15.1/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +4.6/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1943 Tudor-style home in Naples is full of character and opportunity, making it a perfect investment or future bed-and-breakfast. Featuring 4 bedrooms and 3 full baths, the home sits on a large lot shaded by mature trees and includes a three-car carport with an attached storage building. Inside, you’ll find a spacious living room with a fireplace, plus a sunroom that looks out over the peaceful backyard. With 1,934 square feet of living space and vinyl flooring throughout, there’s room for everyone to feel at home. The private patio offers a wonderful place to relax or host guests. Come see the possibilities for yourself.

Key facts

• Three-car carport
• Tudor-style home
• Large lot

Tags

• TUDOR-STYLE HOME
• LARGE LOT
• MATURE TREES
• THREE-CAR CARPORT
• ATTACHED STORAGE BUILDING
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $37 ($445/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#986 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Pewitt CISD (rural): math 26% / reading 40% proficiency, ranked #583 of 826 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($769 loan paydown + $4k appreciation (3.8% local appreciation)).
• Morris County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $28k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $111k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,856 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1942 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.26% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 6.6

CMA / ARV

• ARV (median comp): $249,857
• List price: $111,200
• Delta: -55.49%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.66×
• Total profit: $20,445
• Equity at exit: $54,768

10-year hold

• IRR: 12.9%
• Equity multiple: 3.07×
• Total profit: $64,404
• Equity at exit: $88,316

Cash invested: $31,136 (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 75568

• Home prices YoY: 2.5%
• Active inventory: 47
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$583
• Tax from tax record: −$441 /mo · $5,294/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $37

Break-even live

Break-even rent $1,355

Max offer price $111,200

Occupancy floor 92%

Sensitivity live

Price	-10% $416	-5% $378	+0% $37	+5% $6	+10% $-26
Rent	-10% $-74	-5% $-18	+0% $37	+5% $92	+10% $148
Rate	-1.0pp $93	-0.5pp $65	base $37	+0.5pp $8	+1.0pp $-21

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: $27,800
• Closing costs: $3,336
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $111,200 Active 151 DOM
2. 2026-06-18
   days on market $111,200 Active 150 DOM
3. 2026-06-17
   days on market $111,200 Active 149 DOM
4. 2026-06-16
   days on market $111,200 Active 148 DOM
5. 2026-06-15
   days on market $111,200 Active 147 DOM
6. 2026-06-14
   days on market $111,200 Active 145 DOM
7. 2026-06-12
   days on market $111,200 Active 144 DOM
8. 2026-06-09
   days on market $111,200 Active 141 DOM
9. 2026-06-08
   days on market $111,200 Active 140 DOM
10. 2026-06-07
    days on market $111,200 Active 139 DOM
11. 2026-06-05
    days on market $111,200 Active 137 DOM
12. 2026-06-03
    days on market $111,200 Active 135 DOM
13. 2026-06-02
    days on market $111,200 Active 134 DOM
14. 2026-06-01
    days on market $111,200 Active 133 DOM
15. 2026-05-31
    days on market $111,200 Active 132 DOM
16. 2026-05-30
    days on market $111,200 Active 131 DOM
17. 2026-04-15
    price $111,200 646-char remark

    Show marketing remark (646 chars)

    This 1943 Tudor-style home in Naples is full of character and opportunity, making it a perfect investment or future bed-and-breakfast. Featuring 4 bedrooms and 3 full baths, the home sits on a large lot shaded by mature trees and includes a three-car carport with an attached storage building. Inside, you’ll find a spacious living room with a fireplace, plus a sunroom that looks out over the peaceful backyard. With 1,934 square feet of living space and vinyl flooring throughout, there’s room for everyone to feel at home. The private patio offers a wonderful place to relax or host guests. Come see the possibilities for yourself.

18. 2026-01-19
    listed $139,000 Active 646-char remark

    Show marketing remark (646 chars)

    This 1943 Tudor-style home in Naples is full of character and opportunity, making it a perfect investment or future bed-and-breakfast. Featuring 4 bedrooms and 3 full baths, the home sits on a large lot shaded by mature trees and includes a three-car carport with an attached storage building. Inside, you’ll find a spacious living room with a fireplace, plus a sunroom that looks out over the peaceful backyard. With 1,934 square feet of living space and vinyl flooring throughout, there’s room for everyone to feel at home. The private patio offers a wonderful place to relax or host guests. Come see the possibilities for yourself.

19. 2021-04-29
    soldstatus
20. 2021-04-27
    soldstatus Sold 707-char remark

    Show marketing remark (707 chars)

    This 1943 Tudar style home is a great home for a laarge family and or has great business potential to be a wonderful bed and breakfast. Large yard with mature trees. Solid carport with a storage building attached. The front windows were put in 2019. Vinyl floor thru out, exterior of the house has new paint, 2019 a new deck was added to the side of the home that can be accessed from the 2nd master bedroom and the sunroom. 2020 a small sitting porch was added to the street side door. The roof is waiting for inspection due to bead weather and will be repaired or replaced asap. The small office was a large pantry at one time. The attic has a partial floor laid down for storage. There is more. Come see.

21. 2021-02-18
    historical 707-char remark

    Show marketing remark (707 chars)

    This 1943 Tudar style home is a great home for a laarge family and or has great business potential to be a wonderful bed and breakfast. Large yard with mature trees. Solid carport with a storage building attached. The front windows were put in 2019. Vinyl floor thru out, exterior of the house has new paint, 2019 a new deck was added to the side of the home that can be accessed from the 2nd master bedroom and the sunroom. 2020 a small sitting porch was added to the street side door. The roof is waiting for inspection due to bead weather and will be repaired or replaced asap. The small office was a large pantry at one time. The attic has a partial floor laid down for storage. There is more. Come see.

22. 2021-01-13
    listed $139,000 707-char remark

    Show marketing remark (707 chars)

    This 1943 Tudar style home is a great home for a laarge family and or has great business potential to be a wonderful bed and breakfast. Large yard with mature trees. Solid carport with a storage building attached. The front windows were put in 2019. Vinyl floor thru out, exterior of the house has new paint, 2019 a new deck was added to the side of the home that can be accessed from the 2nd master bedroom and the sunroom. 2020 a small sitting porch was added to the street side door. The roof is waiting for inspection due to bead weather and will be repaired or replaced asap. The small office was a large pantry at one time. The attic has a partial floor laid down for storage. There is more. Come see.

23. 2021-01-01
    historical
24. 2020-09-02
    historical
25. 2020-09-01
    listed $139,000
26. 2020-05-28
    listed $139,000
27. 2017-09-07
    soldstatus
28. 2002-01-04
    soldstatus $68,425
29. 2000-02-24
    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: $5,294 · $441/mo
• Projected year-2 tax: $5,294 · $441/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 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: $16,826
• − Mortgage interest: −$6,229
• − Property taxes: −$5,294
• − Insurance: −$556
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$3,235
• Taxable loss: −$1,180
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $728/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: Pewitt CISD
• NCES district ID: 4834800
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $35,909
• Composite: 27.29/100
• National rank: #7005
• State rank: #583 of 826 in TX

Livability — Naples

• Score: 61/100
• State rank: #986
• US rank: #17571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naples, TX
• Population (ZIP): 2,271

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 14% Hispanic / Latino 5% Two or more races 4% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 151.7508
• 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

+62.5% since first listed

13 events — show timeline

• 2026-04-15 Price Changed $111,200 NTREIS
• 2026-01-19 Listed $139,000 NTREIS
• 2021-04-29 Sold (Public Records) — Public Records
• 2021-04-27 Sold (MLS) — NTREIS
• 2021-02-18 Listing Removed — NTREIS
• 2021-01-13 Listed $139,000 NTREIS
• 2021-01-01 Listing Removed — NTREIS
• 2020-09-02 Listing Removed — NTREIS
• 2020-09-01 Listed $139,000 NTREIS
• 2020-05-28 Listed $139,000 NTREIS
• 2017-09-07 Sold (Public Records) — Public Records
• 2002-01-04 Sold (Public Records) $68,425 Public Records
• 2000-02-24 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,294 · +159.1% YoY. Source: county tax records.