104 Pearl St · Timpson, TX 75975

$35,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 9 Days on market

Built 1950 10,019 sqft lot

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

Listing remarks

REDUCED!! Charming older home looking for family to bring it back to life. 3 bedrooms, 1 bathroom. Screened in porch and open front porch for relaxing after a long day. Fenced yard to keep pets and children safe while they play under the beautiful shade trees.

Key facts

• Screened in porch
• Fenced yard
• Shade trees

Tags

• SCREENED IN PORCH
• OPEN FRONT PORCH
• FENCED YARD
• SHADE TREES

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Composition roof
• Exterior features: Fenced yard

Interior

• Flooring: Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window Unit(s) for cooling
• Interior features: Vinyl and wood flooring; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

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 $92 of equity ($242 loan paydown + $-150 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.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — 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 $35,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.95% ✓
• Cap rate: 24.69%
• Cash-on-cash: 65.71%
• DSCR: 3.92
• GRM: 2.8

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: 67.3%
• Equity multiple: 4.32×
• Total profit: $32,495
• Equity at exit: $9,419

10-year hold

• IRR: 69.6%
• Equity multiple: 8.78×
• Total profit: $76,279
• Equity at exit: $10,744

Cash invested: $9,800 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $537

Break-even live

Break-even rent $353

Max offer price $35,000

Occupancy floor 43%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $35,000 Active 9 DOM
2. 2026-06-17
   days on market $35,000 Active 8 DOM
3. 2026-06-16
   days on market $35,000 Active 7 DOM
4. 2026-06-15
   days on market $35,000 Active 6 DOM
5. 2026-06-15
   days on market $35,000 Active 5 DOM
6. 2026-06-13
   days on market $35,000 Active 4 DOM
7. 2026-06-12
   days on market $35,000 Active 3 DOM
8. 2026-06-10
   remarks 260-char remark
9. 2026-06-10
   listed $35,000 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: $967 · $81/mo
• Projected year-2 tax: $967 · $81/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: $12,385
• − Mortgage interest: −$1,961
• − Property taxes: −$967
• − Insurance: −$175
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,018
• Taxable income: $6,283
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $4,932/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

1 event — show timeline

• 2025-02-05 Listed $35,000 Deep East Texas MLS

Property tax history

+2.5%/yr

Latest (2025): $967 · +5.3% YoY. Source: county tax records.