10075 Fm 429 · Oak Ridge, TX 75142

$163,000

3 bd · 1.0 ba · 782 sqft · SingleFamily public records · 30 Days on market

Built 1965 1.32 ac lot Est $180k · 9% under ↓ 20% since listing

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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 +14.6/30.0
• ARV discount +11.7/15.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of this home nestled in the serene countryside of Kaufman. This home offers a unique opportunity for those looking to invest with room for customization. Situated on an expansive lot and includes a versatile outdoor workshop. Take advantage of an ideal canvas for updates and renovations to suit your preferences. The property is being sold as-is. Kaufman is known for its rich history and small-town charm, serving as the county seat of Kaufman County. The city offers a peaceful rural lifestyle while being conveniently located just 34 miles east of Dallas, making for an easy commute. Residents enjoy access to local parks, community events, and a welcoming atmosphere that embodies Texas hospitality. Enjoy a blend of rural tranquility and proximity to city amenities. Embrace the opportunity to create your dream home or investment property in the heart of a growing city. Claim Your Piece of Texas!.

Key facts

• Acreage
• No hoa
• Outdoor living

Tags

• LARGE AVAILABLE SPACE
• NO HOA
• NO KNOWN RESTRICTIONS
• ACREAGE
• OUTDOOR LIVING

Property features AI

Finance

• Other: Parcel number 925; Subdivision: J ABLES, 3.0 ACRES, & HOUSE
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Asphalt parking surface; No covered or carport spaces
• Utilities: Co-op water; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1965; One story
• Construction: Year built: 1965
• Exterior features: Approximately 1.324 acres lot; Directions: From downtown Kaufman take Highway 243 east, on FM 429 go north about 2 miles; home will be on the left

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms; Primary bedroom on main level
• Bathrooms: 1 full bathroom
• Interior features: One-level floor plan; One living area; Two total rooms; Other interior features
• Laundry & utility: No smart home features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $40 ($474/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 $156k (4.1% below list).
• Recommended offer: $156k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in Oak Ridge — 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 62/100 on livability (#900 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J R Phillips El (math 32% / reading 29%, grade F, #2,464 of 4,322 statewide, top 58%, 471 students, 78% FRL); Norman J H (math 36% / reading 35%, grade F, #827 of 1,662 statewide, top 51%, 989 students, 70% FRL); Kaufman H S (math 44% / reading 46%, grade D-, #643 of 1,632 statewide, top 40%, 1,303 students, 70% FRL).
• Market conditions: 278 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 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.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 2 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 wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,345 (4.1% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $179,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10075 Fm 429	0.00mi	2/1.0 (-1)	782 (0%)	12mo	$180,000	$230	85

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-23,829
• Equity at exit: $24,304

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-17,239
• Equity at exit: $14,093

Cash invested: $45,640 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 278
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$273 /mo · $3,275/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $40

Break-even live

Break-even rent $1,513

Max offer price $163,000

Occupancy floor 92%

Sensitivity live

Price	-10% $132	-5% $86	+0% $40	+5% $-7	+10% $-53
Rent	-10% $-84	-5% $-22	+0% $40	+5% $101	+10% $163
Rate	-1.0pp $122	-0.5pp $81	base $40	+0.5pp $-3	+1.0pp $-46

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $163,000 Active 30 DOM
2. 2026-06-18
   days on market $163,000 Active 27 DOM
3. 2026-06-17
   days on market $163,000 Active 26 DOM
4. 2026-06-16
   days on market $163,000 Active 25 DOM
5. 2026-06-15
   days on market $163,000 Active 24 DOM
6. 2026-06-13
   days on market $163,000 Active 22 DOM
7. 2026-06-13
   pricedays on market $163,000 Active 21 DOM
8. 2026-06-09
   days on market $165,000 Active 18 DOM
9. 2026-06-08
   days on market $165,000 Active 17 DOM
10. 2026-06-07
    days on market $165,000 Active 16 DOM
11. 2026-06-04
    days on market $165,000 Active 13 DOM
12. 2026-06-03
    days on market $165,000 Active 12 DOM
13. 2026-06-02
    days on market $165,000 Active 11 DOM
14. 2026-06-01
    days on market $165,000 Active 10 DOM
15. 2026-05-31
    days on market $165,000 Active 9 DOM
16. 2026-05-22
    listed $165,000 Active
17. 2025-06-23
    soldstatus
18. 2025-06-20
    soldstatus Closed 928-char remark

    Show marketing remark (928 chars)

    Discover the potential of this home nestled in the serene countryside of Kaufman. This home offers a unique opportunity for those looking to invest with room for customization. Situated on an expansive lot and includes a versatile outdoor workshop. Take advantage of an ideal canvas for updates and renovations to suit your preferences. The property is being sold as-is. Kaufman is known for its rich history and small-town charm, serving as the county seat of Kaufman County. The city offers a peaceful rural lifestyle while being conveniently located just 34 miles east of Dallas, making for an easy commute. Residents enjoy access to local parks, community events, and a welcoming atmosphere that embodies Texas hospitality. Enjoy a blend of rural tranquility and proximity to city amenities. Embrace the opportunity to create your dream home or investment property in the heart of a growing city. Claim Your Piece of Texas!.

19. 2025-06-13
    status Pending 928-char remark

    Show marketing remark (928 chars)

    Discover the potential of this home nestled in the serene countryside of Kaufman. This home offers a unique opportunity for those looking to invest with room for customization. Situated on an expansive lot and includes a versatile outdoor workshop. Take advantage of an ideal canvas for updates and renovations to suit your preferences. The property is being sold as-is. Kaufman is known for its rich history and small-town charm, serving as the county seat of Kaufman County. The city offers a peaceful rural lifestyle while being conveniently located just 34 miles east of Dallas, making for an easy commute. Residents enjoy access to local parks, community events, and a welcoming atmosphere that embodies Texas hospitality. Enjoy a blend of rural tranquility and proximity to city amenities. Embrace the opportunity to create your dream home or investment property in the heart of a growing city. Claim Your Piece of Texas!.

20. 2025-06-10
    historical Active Option Contract 928-char remark

    Show marketing remark (928 chars)

    Discover the potential of this home nestled in the serene countryside of Kaufman. This home offers a unique opportunity for those looking to invest with room for customization. Situated on an expansive lot and includes a versatile outdoor workshop. Take advantage of an ideal canvas for updates and renovations to suit your preferences. The property is being sold as-is. Kaufman is known for its rich history and small-town charm, serving as the county seat of Kaufman County. The city offers a peaceful rural lifestyle while being conveniently located just 34 miles east of Dallas, making for an easy commute. Residents enjoy access to local parks, community events, and a welcoming atmosphere that embodies Texas hospitality. Enjoy a blend of rural tranquility and proximity to city amenities. Embrace the opportunity to create your dream home or investment property in the heart of a growing city. Claim Your Piece of Texas!.

21. 2025-05-26
    price $180,000 928-char remark

    Show marketing remark (928 chars)

    Discover the potential of this home nestled in the serene countryside of Kaufman. This home offers a unique opportunity for those looking to invest with room for customization. Situated on an expansive lot and includes a versatile outdoor workshop. Take advantage of an ideal canvas for updates and renovations to suit your preferences. The property is being sold as-is. Kaufman is known for its rich history and small-town charm, serving as the county seat of Kaufman County. The city offers a peaceful rural lifestyle while being conveniently located just 34 miles east of Dallas, making for an easy commute. Residents enjoy access to local parks, community events, and a welcoming atmosphere that embodies Texas hospitality. Enjoy a blend of rural tranquility and proximity to city amenities. Embrace the opportunity to create your dream home or investment property in the heart of a growing city. Claim Your Piece of Texas!.

22. 2025-04-21
    price $199,000 928-char remark

    Show marketing remark (928 chars)

    Discover the potential of this home nestled in the serene countryside of Kaufman. This home offers a unique opportunity for those looking to invest with room for customization. Situated on an expansive lot and includes a versatile outdoor workshop. Take advantage of an ideal canvas for updates and renovations to suit your preferences. The property is being sold as-is. Kaufman is known for its rich history and small-town charm, serving as the county seat of Kaufman County. The city offers a peaceful rural lifestyle while being conveniently located just 34 miles east of Dallas, making for an easy commute. Residents enjoy access to local parks, community events, and a welcoming atmosphere that embodies Texas hospitality. Enjoy a blend of rural tranquility and proximity to city amenities. Embrace the opportunity to create your dream home or investment property in the heart of a growing city. Claim Your Piece of Texas!.

23. 2025-02-28
    listed $205,000 Active 928-char remark

    Show marketing remark (928 chars)

    Discover the potential of this home nestled in the serene countryside of Kaufman. This home offers a unique opportunity for those looking to invest with room for customization. Situated on an expansive lot and includes a versatile outdoor workshop. Take advantage of an ideal canvas for updates and renovations to suit your preferences. The property is being sold as-is. Kaufman is known for its rich history and small-town charm, serving as the county seat of Kaufman County. The city offers a peaceful rural lifestyle while being conveniently located just 34 miles east of Dallas, making for an easy commute. Residents enjoy access to local parks, community events, and a welcoming atmosphere that embodies Texas hospitality. Enjoy a blend of rural tranquility and proximity to city amenities. Embrace the opportunity to create your dream home or investment property in the heart of a growing city. Claim Your Piece of Texas!.

24. 2002-04-10
    soldstatus
25. 2000-08-30
    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: $3,275 · $273/mo
• Projected year-2 tax: $3,275 · $273/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 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: $18,761
• − Mortgage interest: −$9,131
• − Property taxes: −$3,275
• − Insurance: −$815
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,742
• Taxable loss: −$2,202
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $1,003/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Oak Ridge

• Score: 62/100
• State rank: #900
• US rank: #16164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,301

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.48%
• Current HPI: 261.3091
• 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

-19.5% since first listed

10 events — show timeline

• 2026-05-22 Listed $165,000 NTREIS
• 2025-06-23 Sold (Public Records) — Public Records
• 2025-06-20 Sold (MLS) — NTREIS
• 2025-06-13 Pending — NTREIS
• 2025-06-10 Contingent — NTREIS
• 2025-05-26 Price Changed $180,000 NTREIS
• 2025-04-21 Price Changed $199,000 NTREIS
• 2025-02-28 Listed $205,000 NTREIS
• 2002-04-10 Sold (Public Records) — Public Records
• 2000-08-30 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,275 · +11.2% YoY. Source: county tax records.