911 N Main St · Winnsboro, TX 75494

$151,900

1 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 15 Days on market

Built 1960 0.36 ac lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to one of Winnsboro’s hidden gems — a historic home filled with character, charm, and possibility, located less than half a mile from downtown boutiques, coffee shops, restaurants, live music, and everything that makes this East Texas town so loved. Situated on an oversized lot with a circle drive extending behind the home, this unique property offers flexibility rarely found: ideal as a full-time residence, weekend retreat, Airbnb investment, boutique office, or downsized home for those seeking a slower pace without sacrificing convenience. This historic property allows buyers to enjoy its existing charm while adding their own vision over time. Inside, soaring ceilings,

Key facts

• Attached half bath
• Circle drive
• Oversized lot

Tags

• HISTORIC HOME
• OVERSIZED LOT
• CIRCLE DRIVE
• RENOVATED MAIN BATHROOM
• ATTACHED HALF BATH
• UPDATED KITCHEN COUNTERTOPS

Property features AI

Finance

• Other: Property type: Single Family Residence; Lot: Less than 0.5 acre (approx. 0.364 acres); Listing status: Active; Possession at closing/funding; Special listing conditions: Standard
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA; Loan type: Treat As Clear; Second mortgage: No
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Additional parking
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single family residence; Residential property; One story; Property is not attached; Subdivision: G B King
• Construction: Built in 1960; Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: 1 bedroom (Primary Bedroom on level 1)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Electric cooling
• Interior features: Natural woodwork; Ceiling fan(s); One living area; One dining area; Room count: 2; Levels: One
• Laundry & utility: Stacked washer/dryer area; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $150k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.8% in Winnsboro — 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 69/100 on livability (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winnsboro El (355 students, 71% FRL) — zoned schools average 71% FRL vs 49% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 217 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Franklin County in 2024 (0 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $149,621 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,326
• Equity at exit: $22,649

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,326
• Equity at exit: $13,134

Cash invested: $42,532 (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 75494

• Home prices YoY: -10.9%
• Active inventory: 217
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $208

Break-even live

Break-even rent $1,336

Max offer price $151,900

Occupancy floor 82%

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: $37,975
• Closing costs: $4,557
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 N Main St Winnsboro, TX	1.0	1.5	1200	$1,600	$1.33	43d	1	0.60mi

Listing history 13 events

1. 2026-06-18
   days on market $151,900 Active 15 DOM
2. 2026-06-17
   days on market $151,900 Active 14 DOM
3. 2026-06-16
   days on market $151,900 Active 13 DOM
4. 2026-06-15
   days on market $151,900 Active 12 DOM
5. 2026-06-15
   days on market $151,900 Active 11 DOM
6. 2026-06-13
   days on market $151,900 Active 10 DOM
7. 2026-06-12
   days on market $151,900 Active 9 DOM
8. 2026-06-09
   days on market $151,900 Active 6 DOM
9. 2026-06-08
   days on market $151,900 Active 5 DOM
10. 2026-06-08
    days on market $151,900 Active 4 DOM
11. 2026-06-07
    days on market $151,900 Active 3 DOM
12. 2026-06-04
    remarks 687-char remark
13. 2026-06-04
    listed $151,900 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: $2,351 · $196/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$429/yr (+$36/mo · 18.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$8,509
• − Property taxes: −$2,351
• − Insurance: −$760
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,419
• Taxable income: $90
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,477/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: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, TX
• Population (ZIP): 11,685

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 10,621 people
• By 2030: 10,648 · +0.3%
• By 2040: 10,629 · +0.1%
• By 2050: 10,486 · -1.3%
• By 2075: 10,038 · -5.5%
• By 2100: 8,816 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 10% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -16.5pp toward R · 2008: -52.5pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.0 2016: R+67.0 2012: R+63.4 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.64%
• Current HPI: 234.6203
• 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

3 events — show timeline

• 2026-05-26 Listed $151,900 NTREIS
• 1992-03-13 Sold (Public Records) — Public Records
• 1992-02-14 Sold (Public Records) — Public Records

Property tax history

+12.1%/yr

Latest (2025): $2,351 · +0.5% YoY. Source: county tax records.