1009 W Main St · Nacogdoches, TX 75964

$74,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 117 Days on market

Built 1950 6,098 sqft lot $84/sqft · 40% below area Est $124k · 40% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Only minutes from the heart of Nacogdoches, this 2-bedroom, 1-bath home offers timeless charm with modern essentials. Original hardwood floors, large windows, and a bright, open living space create an inviting atmosphere throughout. Enjoy updated electrical wiring, central A/C and heat, and a detached carport. All the comforts you need in a convenient location!

Key facts

• Large windows
• Central a/c and heat
• Detached carport

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE WINDOWS
• BRIGHT OPEN LIVING SPACE
• UPDATED ELECTRICAL WIRING
• CENTRAL A/C AND HEAT
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.3% in Nacogdoches — 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 72/100 on livability (#252 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities C-, schools D, commute F.
• Nacogdoches ISD (town): math 26% / reading 30% proficiency, ranked #688 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 118 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.87%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

• ARV (median comp): $124,094
• List price: $74,000
• Delta: -40.37%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.0%
• Equity multiple: 1.48×
• Total profit: $9,878
• Equity at exit: $11,034

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $36,823
• Equity at exit: $6,398

Cash invested: $20,720 (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 75964

• Home prices YoY: -34.5%
• Active inventory: 118
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$388
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $343

Break-even live

Break-even rent $659

Max offer price $74,000

Occupancy floor 64%

Sensitivity live

Price	-10% $385	-5% $364	+0% $343	+5% $322	+10% $301
Rent	-10% $257	-5% $300	+0% $343	+5% $386	+10% $429
Rate	-1.0pp $380	-0.5pp $362	base $343	+0.5pp $324	+1.0pp $304

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Hackberry St Unit 912 Nacogdoches, TX	1.0	1.0	630	$700	$1.11	44d	1	0.75mi
108 E Seale St Nacogdoches, TX	1.0	1.0	550	$650	$1.18	44d	1	0.76mi
1000 W Seale St Unit 13 Nacogdoches, TX	2.0	1.0	840	$895	$1.07	44d	1	0.80mi
216 W Starr Ave #102 Nacogdoches, TX	3.0	2.0	1095	$2,000	$1.83	44d	1	1.04mi
420 Wedgewood St Nacogdoches, TX	2.0	1.5	800	$850	$1.06	44d	1	1.28mi
1905 Banita St #102 Nacogdoches, TX	2.0	2.0	875	$1,950	$2.23	44d	1	1.31mi
327 W College St Nacogdoches, TX	2.0	2.0	965	$850	$0.88	44d	1	1.33mi
2109 Pearl St Unit E12 Nacogdoches, TX	2.0	1.0	850	$975	$1.15	44d	1	1.42mi
2109 Pearl St Unit F15 Nacogdoches, TX	3.0	1.5	939	$1,075	$1.14	44d	1	1.42mi
2120 Pearl St Nacogdoches, TX	1.0	1.0	686	$995	$1.45	44d	2	1.48mi

Listing history 19 events

1. 2026-06-19
   days on market $74,000 Active 117 DOM
2. 2026-06-18
   days on market $74,000 Active 116 DOM
3. 2026-06-17
   days on market $74,000 Active 115 DOM
4. 2026-06-16
   days on market $74,000 Active 114 DOM
5. 2026-06-15
   days on market $74,000 Active 113 DOM
6. 2026-06-14
   days on market $74,000 Active 111 DOM
7. 2026-06-13
   days on market $74,000 Active 110 DOM
8. 2026-06-10
   days on market $74,000 Active 108 DOM
9. 2026-06-09
   days on market $74,000 Active 107 DOM
10. 2026-06-08
    days on market $74,000 Active 106 DOM
11. 2026-06-07
    days on market $74,000 Active 105 DOM
12. 2026-06-05
    days on market $74,000 Active 102 DOM
13. 2026-06-02
    days on market $74,000 Active 100 DOM
14. 2026-06-01
    days on market $74,000 Active 99 DOM
15. 2026-05-31
    days on market $74,000 Active 98 DOM
16. 2026-05-30
    days on market $74,000 Active 97 DOM
17. 2025-12-19
    listed $79,000 Active
18. 2025-12-19
    listed $79,000 Active
19. 2025-07-11
    listed $79,000 Active

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,354 · $113/mo
• Expected delta: +$130/yr (+$11/mo · 10.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,122
• − Mortgage interest: −$4,145
• − Property taxes: −$1,224
• − Insurance: −$370
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,153
• Taxable income: $3,131
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $3,365/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: Nacogdoches ISD
• NCES district ID: 4832090
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $33,759
• Composite: 22.98/100
• National rank: #7983
• State rank: #688 of 826 in TX

Livability — Nacogdoches

• Score: 72/100
• State rank: #252
• US rank: #5962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nacogdoches, TX
• County: Nacogdoches County · 53,896 people
• City population: 53,896
• Metro: Nacogdoches, TX
• Population (ZIP): 20,470
• Household income: $56,762
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 711.0

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 35% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.99%
• Current HPI: 165.2321
• Rent YoY: —
• Metro: Nacogdoches, TX
• 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

+0.0% since first listed

3 events — show timeline

• 2025-12-19 Listed $79,000 Deep East Texas MLS
• 2025-12-19 Listed $79,000 Deep East Texas MLS
• 2025-07-11 Listed $79,000 Deep East Texas MLS

Property tax history

+3.7%/yr

Latest (2025): $1,224 · +20.7% YoY. Source: county tax records.