170 NW 2nd St NW · Detroit, TX 75436

$99,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 4 Days on market

Built 2021 Good condition 8,712 sqft lot Est $106k · 6% under

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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 +13.4/30.0
• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

This recently updated 2-bedroom, 2-full-bath home showcases authentic wood throughout — floors, walls, trim and ceilings — offering a warm, rustic yet refined atmosphere. Updated bathrooms and contemporary fixtures provide turnkey convenience while the open layout offers flexible living and dining spaces. Perfect for buyers seeking distinctive character or a low-maintenance investment. Don’t miss this move-in ready gem — book your showing today.

Key facts

• Move-in ready
• Flexible living
• Open layout

Tags

• UPDATED BATHROOMS
• AUTHENTIC WOOD
• OPEN LAYOUT
• FLEXIBLE LIVING
• MOVE-IN READY

Property features AI

Finance

• Other: Storage building and carport are owned by tenant (excluded); Multi-parcel property; Possession: negotiable
• HOA & community: No association

Exterior

• Parking: Driveway; See remarks regarding parking; No covered or carport spaces listed
• Utilities: City water; City sewer; Electricity connected; Individual water meter; All-weather road access; Not in a municipal utility district
• Home design: Single family residence; One story; Accessible approach with ramp and accessible doors; Property attached: yes
• Construction: Wood construction; Metal roof; Pillar/post/pier foundation; Year built not specified
• Exterior features: Interior lot; No easements; No other structures noted

Interior

• Kitchen: Dishwasher; Disposal; Electric oven
• Bedrooms: Primary bedroom (level 1, approx. 10 x 10)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s); Wall unit(s); Electric cooling
• Interior features: Built-in features; Eat-in kitchen; Kitchen island; Natural woodwork; Plantation shutters
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2 ($28/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (12.2% below list).
• Recommended offer: $87k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#1,503 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Detroit ISD (rural): math 49% / reading 38% proficiency, ranked #306 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Detroit El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 237 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 14 units permitted in Red River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Red River County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,904 (12.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $105,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 NW 2nd St NW	0.00mi	2/2.0	960 (0%)	1mo	$99,000	$103	99
130 1st St NE	0.31mi	3/1.0 (+1)	1,000 (+4%)	10mo	$109,900	$110	61
205 NW 2nd St	0.24mi	2/1.0	896 (-7%)	16mo	$129,000	$144	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.95×
• Total profit: $54,082
• Equity at exit: $89,187

10-year hold

• IRR: 21.6%
• Equity multiple: 6.74×
• Total profit: $159,171
• Equity at exit: $192,335

Cash invested: $27,720 (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 75436

• Home prices YoY: 7.3%
• Active inventory: 15
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $2

Break-even live

Break-even rent $866

Max offer price $99,000

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-05-07
   status Active
3. 2026-04-27
   status Active
4. 2026-04-24
   status Pending
5. 2026-04-22
   listed $99,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $10,428
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,880
• Taxable loss: −$1,646
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $423/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready home features authentic wood throughout, updated bathrooms, and a well-maintained exterior. Minor exterior painting and window replacement would further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Enhances curb appeal and can add value
• Rental Replace the air conditioning unit — Improves comfort and energy efficiency
• Both Install new windows — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Enhances curb appeal and can add value ↑
• Rental Replace the air conditioning unit — Improves comfort and energy efficiency ↑
• Both Install new windows — Enhances energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Detroit ISD
• NCES district ID: 4816890
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $43,493
• Composite: 36.83/100
• National rank: #4561
• State rank: #306 of 826 in TX

Livability — Detroit

• Score: 50/100
• State rank: #1503
• US rank: #25673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, TX
• Population (ZIP): 2,387

Population outlook (Red River County) Hauer SSP2

• Today (2025): 11,454 people
• By 2030: 10,874 · -5.1%
• By 2040: 9,715 · -15.2%
• By 2050: 8,552 · -25.3%
• By 2075: 6,042 · -47.2%
• By 2100: 4,037 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Iranian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Red River

• 2024 margin: Solid R (+61.8) · D 19.0% · R 80.8%
• 2008→2024 swing: -23.7pp toward R · 2008: -38.0pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+56.3 2016: R+53.9 2012: R+40.7 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.58%
• Current HPI: 198.9917
• 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

5 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-05-07 Relisted — NTREIS
• 2026-04-27 Relisted — NTREIS
• 2026-04-24 Pending — NTREIS
• 2026-04-22 Listed $99,000 NTREIS