370 Austin St · Timpson, TX 75975

$113,560

3 bd · 3.0 ba · 1,960 sqft · SingleFamily public records · 137 Days on market

Built 1958 0.40 ac lot

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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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Appreciation +4.8/10.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step inside and picture the potential this home holds! The living room is an inviting space with original hardwood floors that could be brought back to life and a cozy, brick wood-burning fireplace perfect for quiet evenings. You'll appreciate the unique architectural touch of the beautiful arched front door and other vintage details waiting for your personal touch. With 3 comfortable bedrooms and 2 baths, this spacious 1,960 sqft house, built in 1958, sits on a generous 0.4-acre lot, offering plenty of room inside and out. It's a wonderful place to envision your future in a quiet Timpson Texas.

Key facts

• 0.4-acre lot
• Vintage details
• Arched front door

Tags

• ORIGINAL HARDWOOD FLOORS
• BRICK WOOD-BURNING FIREPLACE
• ARCHED FRONT DOOR
• VINTAGE DETAILS
• 0.4-ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $-25 ($-299/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (1.7% below list).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,064 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Timpson ISD (rural): math 28% / reading 35% proficiency, ranked #614 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 1 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $298 of equity ($785 loan paydown + $-487 appreciation (-0.4% local appreciation)).
• Shelby County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $53k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $99,932 (12.0% 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. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.98% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.78×
• Total profit: $-7,088
• Equity at exit: $30,560

10-year hold

• IRR: 1.4%
• Equity multiple: 1.14×
• Total profit: $4,539
• Equity at exit: $34,859

Cash invested: $31,797 (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 75975

• Home prices YoY: -0.3%
• Active inventory: 67
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$596
• Tax from tax record: −$264 /mo · $3,162/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-25

Break-even live

Break-even rent $1,147

Max offer price $109,156

Occupancy floor 97%

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: $28,390
• Closing costs: $3,407
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-10
   status $113,560 Pending 137 DOM
2. 2026-06-09
   days on market $113,560 Active 137 DOM
3. 2026-06-08
   days on market $113,560 Active 136 DOM
4. 2026-06-08
   days on market $113,560 Active 135 DOM
5. 2026-06-07
   days on market $113,560 Active 134 DOM
6. 2026-06-03
   days on market $113,560 Active 131 DOM
7. 2026-06-02
   days on market $113,560 Active 130 DOM
8. 2026-06-01
   days on market $113,560 Active 129 DOM
9. 2026-05-31
   days on market $113,560 Active 128 DOM
10. 2026-05-04
    status Active 602-char remark

    Show marketing remark (602 chars)

    Step inside and picture the potential this home holds! The living room is an inviting space with original hardwood floors that could be brought back to life and a cozy, brick wood-burning fireplace perfect for quiet evenings. You'll appreciate the unique architectural touch of the beautiful arched front door and other vintage details waiting for your personal touch. With 3 comfortable bedrooms and 2 baths, this spacious 1,960 sqft house, built in 1958, sits on a generous 0.4-acre lot, offering plenty of room inside and out. It's a wonderful place to envision your future in a quiet Timpson Texas.

11. 2026-04-21
    price $133,600 602-char remark

    Show marketing remark (608 chars)

    Step inside and picture the potential this home holds! The living room is an inviting space with original hardwood floors that could be brought back to life and a cozy, brick wood-burning fireplace perfect for quiet evenings. You'll appreciate the unique architectural touch of the beautiful arched front door and other vintage details waiting for your personal touch. With 3 comfortable bedrooms and 2 baths, this spacious 1,960 sqft house, built in 1958, sits on a generous 0.4-acre lot, offering plenty of room inside and out. It’s a wonderful place to envision your future in a quiet Timpson Texas.

12. 2026-04-21
    price $133,600 608-char remark

    Show marketing remark (608 chars)

    Step inside and picture the potential this home holds! The living room is an inviting space with original hardwood floors that could be brought back to life and a cozy, brick wood-burning fireplace perfect for quiet evenings. You'll appreciate the unique architectural touch of the beautiful arched front door and other vintage details waiting for your personal touch. With 3 comfortable bedrooms and 2 baths, this spacious 1,960 sqft house, built in 1958, sits on a generous 0.4-acre lot, offering plenty of room inside and out. It’s a wonderful place to envision your future in a quiet Timpson Texas.

13. 2026-03-10
    price $153,640 608-char remark

    Show marketing remark (608 chars)

    Step inside and picture the potential this home holds! The living room is an inviting space with original hardwood floors that could be brought back to life and a cozy, brick wood-burning fireplace perfect for quiet evenings. You'll appreciate the unique architectural touch of the beautiful arched front door and other vintage details waiting for your personal touch. With 3 comfortable bedrooms and 2 baths, this spacious 1,960 sqft house, built in 1958, sits on a generous 0.4-acre lot, offering plenty of room inside and out. It’s a wonderful place to envision your future in a quiet Timpson Texas.

14. 2026-01-23
    listed $167,000 Active 602-char remark

    Show marketing remark (608 chars)

    Step inside and picture the potential this home holds! The living room is an inviting space with original hardwood floors that could be brought back to life and a cozy, brick wood-burning fireplace perfect for quiet evenings. You'll appreciate the unique architectural touch of the beautiful arched front door and other vintage details waiting for your personal touch. With 3 comfortable bedrooms and 2 baths, this spacious 1,960 sqft house, built in 1958, sits on a generous 0.4-acre lot, offering plenty of room inside and out. It’s a wonderful place to envision your future in a quiet Timpson Texas.

15. 2026-01-23
    listed $167,000 Active 608-char remark

    Show marketing remark (608 chars)

    Step inside and picture the potential this home holds! The living room is an inviting space with original hardwood floors that could be brought back to life and a cozy, brick wood-burning fireplace perfect for quiet evenings. You'll appreciate the unique architectural touch of the beautiful arched front door and other vintage details waiting for your personal touch. With 3 comfortable bedrooms and 2 baths, this spacious 1,960 sqft house, built in 1958, sits on a generous 0.4-acre lot, offering plenty of room inside and out. It’s a wonderful place to envision your future in a quiet Timpson Texas.

16. 2021-07-22
    soldstatus
17. 2020-12-07
    listed $122,000
18. 2017-12-15
    soldstatus
19. 2014-07-01
    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: $3,162 · $264/mo
• Projected year-2 tax: $3,162 · $264/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 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: $13,389
• − Mortgage interest: −$6,361
• − Property taxes: −$3,162
• − Insurance: −$568
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,304
• Taxable loss: −$2,148
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $216/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: Timpson ISD
• NCES district ID: 4842840
• Math proficiency: 28% ▼ -22.00%
• Reading proficiency: 35% ▼ -1.00%
• Median HH income: $36,041
• Composite: 26.09/100
• National rank: #7293
• State rank: #614 of 826 in TX

Livability — Timpson

• Score: 60/100
• State rank: #1064
• US rank: #18901

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: Timpson, TX
• Population (ZIP): 3,873

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 25,199 people
• By 2030: 24,986 · -0.8%
• By 2040: 24,646 · -2.2%
• By 2050: 24,144 · -4.2%
• By 2075: 22,328 · -11.4%
• By 2100: 18,734 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Two or more races 20% Black 16% Hispanic / Latino 10% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.6) · D 17.5% · R 82.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -44.3pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+58.6 2016: R+59.7 2012: R+49.1 2008: R+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.43%
• Current HPI: 160.5146
• 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

+9.5% since first listed

10 events — show timeline

• 2026-05-04 Relisted — Deep East Texas MLS
• 2026-04-21 Price Changed $133,600 Deep East Texas MLS
• 2026-04-21 Price Changed $133,600 HARMLS
• 2026-03-10 Price Changed $153,640 HARMLS
• 2026-01-23 Listed $167,000 Deep East Texas MLS
• 2026-01-23 Listed $167,000 HARMLS
• 2021-07-22 Sold (MLS) — LAAR
• 2020-12-07 Listed $122,000 LAAR
• 2017-12-15 Sold (Public Records) — Public Records
• 2014-07-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,162 · -5.5% YoY. Source: county tax records.