158 E 7th St · Trinity, TX 75862

$149,900

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 127 Days on market

Built 1936 0.28 ac lot $99/sqft · at area comps Est $154k · at est. ↓ 3% 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 +10.7/30.0
• ARV discount +8.6/15.0
• Appreciation +4.7/10.0
• 1% rule +3.9/10.0
• DSCR +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Nestled in the heart of Trinity, this charming farmhouse offers the perfect blend of character and contemporary living. Inside, spacious rooms are highlighted by rustic accents and bathed in natural light, thanks to brand-new energy-efficient windows. The updated kitchen features new stainless steel appliances, providing a modern touch to the home’s timeless appeal. The floor plan is designed for flexibility. The primary suite includes a private bonus room—ideal for a nursery or quiet study—while a second bonus room at the front of the house serves perfectly as a home office or a fourth bedroom. Outdoor living is where this property truly shines. The expansive fenced yard is a gardener’s dream, complete with a chicken coop, a large shed, and a dedicated workshop for your hobbies and tools. For your vehicles, a generous carport provides covered protection for cars, trucks, or even an RV. Enjoy the peace of serene surroundings while staying just moments away from the town center.

Key facts

• Fenced yard
• Private bonus room
• Dedicated workshop

Tags

• ENERGY EFFICIENT WINDOWS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE BONUS ROOM
• FENCED YARD
• DEDICATED WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-70 ($-840/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,405 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+, crime B; Watch: schools F, amenities F, commute F.
• Trinity ISD (rural): math 27% / reading 29% proficiency, ranked #682 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $261 of equity ($1k loan paydown + $-775 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% 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 $131,912 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $153,686
• List price: $149,900
• Delta: -2.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Charles St	0.51mi	3/2.0	1,468 (-3%)	13mo	$175,000	$119	61
110 Redbud St	0.35mi	3/2.0	1,408 (-7%)	15mo	$190,000	$135	60
193 Charles St	0.54mi	3/1.5	1,306 (-14%)	0mo	$49,500	$38	50
410 N Elm St	0.67mi	3/2.0	1,288 (-15%)	2mo	$140,000	$109	42

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

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.71×
• Total profit: $-12,373
• Equity at exit: $39,692

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-525
• Equity at exit: $44,750

Cash invested: $41,972 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$275 /mo · $3,305/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-70

Break-even live

Break-even rent $1,423

Max offer price $137,535

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $149,900 Active 127 DOM
2. 2026-06-18
   days on market $149,900 Active 126 DOM
3. 2026-06-17
   days on market $149,900 Active 125 DOM
4. 2026-06-16
   days on market $149,900 Active 124 DOM
5. 2026-06-15
   days on market $149,900 Active 123 DOM
6. 2026-06-14
   days on market $149,900 Active 121 DOM
7. 2026-06-13
   days on market $149,900 Active 120 DOM
8. 2026-06-10
   days on market $149,900 Active 118 DOM
9. 2026-06-09
   days on market $149,900 Active 117 DOM
10. 2026-06-08
    days on market $149,900 Active 116 DOM
11. 2026-06-07
    days on market $149,900 Active 115 DOM
12. 2026-06-05
    days on market $149,900 Active 112 DOM
13. 2026-06-02
    days on market $149,900 Active 110 DOM
14. 2026-06-01
    days on market $149,900 Active 109 DOM
15. 2026-05-31
    days on market $149,900 Active 108 DOM
16. 2026-05-30
    days on market $149,900 Active 107 DOM
17. 2026-03-30
    price $155,000 1022-char remark

    Show marketing remark (1022 chars)

    Nestled in the heart of Trinity, this charming farmhouse offers the perfect blend of character and contemporary living. Inside, spacious rooms are highlighted by rustic accents and bathed in natural light, thanks to brand-new energy-efficient windows. The updated kitchen features new stainless steel appliances, providing a modern touch to the home’s timeless appeal. The floor plan is designed for flexibility. The primary suite includes a private bonus room—ideal for a nursery or quiet study—while a second bonus room at the front of the house serves perfectly as a home office or a fourth bedroom. Outdoor living is where this property truly shines. The expansive fenced yard is a gardener’s dream, complete with a chicken coop, a large shed, and a dedicated workshop for your hobbies and tools. For your vehicles, a generous carport provides covered protection for cars, trucks, or even an RV. Enjoy the peace of serene surroundings while staying just moments away from the town center.

18. 2026-02-12
    listed $159,900 Active 1022-char remark

    Show marketing remark (1022 chars)

    Nestled in the heart of Trinity, this charming farmhouse offers the perfect blend of character and contemporary living. Inside, spacious rooms are highlighted by rustic accents and bathed in natural light, thanks to brand-new energy-efficient windows. The updated kitchen features new stainless steel appliances, providing a modern touch to the home’s timeless appeal. The floor plan is designed for flexibility. The primary suite includes a private bonus room—ideal for a nursery or quiet study—while a second bonus room at the front of the house serves perfectly as a home office or a fourth bedroom. Outdoor living is where this property truly shines. The expansive fenced yard is a gardener’s dream, complete with a chicken coop, a large shed, and a dedicated workshop for your hobbies and tools. For your vehicles, a generous carport provides covered protection for cars, trucks, or even an RV. Enjoy the peace of serene surroundings while staying just moments away from the town center.

19. 2011-06-02
    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: $3,305 · $275/mo
• Projected year-2 tax: $3,305 · $275/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $16,010
• − Mortgage interest: −$8,397
• − Property taxes: −$3,305
• − Insurance: −$750
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,361
• Taxable loss: −$3,364
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $-33/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: Trinity ISD
• NCES district ID: 4843200
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $37,104
• Composite: 23.31/100
• National rank: #7919
• State rank: #682 of 826 in TX

Livability — Trinity

• Score: 54/100
• State rank: #1405
• US rank: #24056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trinity, TX
• Population (ZIP): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

-3.1% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $155,000 HARMLS
• 2026-02-12 Listed $159,900 HARMLS
• 2011-06-02 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,305 · +139.3% YoY. Source: county tax records.