418 E Dewey St · Malakoff, TX 75148

$100,000

2 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 160 Days on market

Built 1900 0.54 ac lot $89/sqft · 41% below area Est $168k · 41% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DIAMOND IN THE ROUGH ON A PRIME CORNER LOT – 418 DEWEY, MALAKOFF, TX Opportunity awaits at 418 Dewey in Malakoff, Texas. This property was previously a 2 bedroom, 1 bath home and has been taken down to the studs to address foundation repairs, creating a true blank slate for the next owner. Situated on a generous .54-acre corner lot, this property offers excellent space, accessibility, and neighborhood appeal. The lot size alone makes it ideal for a full remodel, expansion, or an entirely new build tailored to your vision. With utilities in place and an established residential setting, this is the perfect canvas to create a custom home or investment property. Whether you’re an investor, builder, or homeowner looking to design from the ground up, this property provides the rare chance to start fresh without paying for someone else’s finishes. Reconfigure the layout, rebuild to modern standards, or start over entirely — the choice is yours. The large corner lot allows for added privacy, flexibility in design, and strong resale potential once completed. Properties with this kind of lot size and opportunity are becoming increasingly hard to find in established neighborhoods. Bring your vision, creativity, and plans — this is your chance to turn potential into value.

Key facts

• 0.54 acre lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#884 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Malakoff ISD (town): math 48% / reading 54% proficiency, ranked #187 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 225 active listings in the ZIP; 5 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; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.23% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (median comp): $168,385
• List price: $100,000
• Delta: -40.61%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Woodland St	0.28mi	2/1.0	1,034 (-8%)	4mo	$147,000	$142	71
206 W Dewey St	0.43mi	3/1.0 (+1)	1,153 (+3%)	9mo	$175,900	$153	62
410 Sunset Dr	0.45mi	3/2.0 (+1)	1,190 (+6%)	11mo	$150,000	$126	50

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $112
• Equity at exit: $14,910

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $21,206
• Equity at exit: $8,646

Cash invested: $28,000 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$524
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $256

Break-even live

Break-even rent $910

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $312	-5% $284	+0% $256	+5% $227	+10% $199
Rent	-10% $158	-5% $207	+0% $256	+5% $304	+10% $353
Rate	-1.0pp $306	-0.5pp $281	base $256	+0.5pp $230	+1.0pp $203

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 E Pine St Malakoff, TX	3.0	1.0	1200	$1,465	$1.22	44d	1	0.14mi
200 E Mitcham St Malakoff, TX	2.0	1.0	730	$1,020	$1.40	44d	1	0.41mi
100 Sunset St Malakoff, TX	1.0	1.0	700	$695	$0.99	44d	1	0.43mi
200 Sunset Unit 102 Malakoff, TX	2.0	1.0	780	$849	$1.09	44d	1	0.51mi
216 Creekview Ln Malakoff, TX	2.0	1.0	1000	$1,300	$1.30	44d	1	0.80mi

Listing history 31 events

1. 2026-06-19
   days on market $100,000 Active 160 DOM
2. 2026-06-18
   days on market $100,000 Active 159 DOM
3. 2026-06-17
   days on market $100,000 Active 158 DOM
4. 2026-06-16
   days on market $100,000 Active 157 DOM
5. 2026-06-15
   days on market $100,000 Active 156 DOM
6. 2026-06-14
   days on market $100,000 Active 154 DOM
7. 2026-06-12
   days on market $100,000 Active 153 DOM
8. 2026-06-09
   days on market $100,000 Active 150 DOM
9. 2026-06-08
   days on market $100,000 Active 149 DOM
10. 2026-06-07
    days on market $100,000 Active 148 DOM
11. 2026-06-02
    days on market $100,000 Active 143 DOM
12. 2026-06-01
    days on market $100,000 Active 142 DOM
13. 2026-05-31
    days on market $100,000 Active 141 DOM
14. 2026-05-30
    days on market $100,000 Active 140 DOM
15. 2026-01-08
    listed $100,000 Active 1316-char remark

    Show marketing remark (1316 chars)

    DIAMOND IN THE ROUGH ON A PRIME CORNER LOT – 418 DEWEY, MALAKOFF, TX Opportunity awaits at 418 Dewey in Malakoff, Texas. This property was previously a 2 bedroom, 1 bath home and has been taken down to the studs to address foundation repairs, creating a true blank slate for the next owner. Situated on a generous .54-acre corner lot, this property offers excellent space, accessibility, and neighborhood appeal. The lot size alone makes it ideal for a full remodel, expansion, or an entirely new build tailored to your vision. With utilities in place and an established residential setting, this is the perfect canvas to create a custom home or investment property. Whether you’re an investor, builder, or homeowner looking to design from the ground up, this property provides the rare chance to start fresh without paying for someone else’s finishes. Reconfigure the layout, rebuild to modern standards, or start over entirely — the choice is yours. The large corner lot allows for added privacy, flexibility in design, and strong resale potential once completed. Properties with this kind of lot size and opportunity are becoming increasingly hard to find in established neighborhoods. Bring your vision, creativity, and plans — this is your chance to turn potential into value.

16. 2025-12-19
    historical
17. 2025-10-07
    listed $100,000 Active
18. 2025-08-31
    historical
19. 2025-03-01
    status Active
20. 2025-02-28
    historical
21. 2024-08-13
    listed $100,000 Active
22. 2024-06-30
    historical
23. 2024-05-20
    price $100,000
24. 2024-02-07
    price $115,000
25. 2023-12-09
    listed $99,900 Active
26. 2023-11-20
    soldstatus Closed
27. 2023-10-11
    status Pending
28. 2023-09-27
    listed $100,000 Active
29. 2017-03-02
    soldstatus
30. 2014-05-01
    soldstatus
31. 2003-11-18
    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: $1,831 · $153/mo
• Projected year-2 tax: $1,831 · $153/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 · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $14,799
• − Mortgage interest: −$5,602
• − Property taxes: −$1,831
• − Insurance: −$500
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,909
• Taxable income: $1,590
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,686/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: Malakoff ISD
• NCES district ID: 4828780
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $38,970
• Composite: 42.54/100
• National rank: #3200
• State rank: #187 of 826 in TX

Livability — Malakoff

• Score: 63/100
• State rank: #884
• US rank: #15919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malakoff, TX
• Population (ZIP): 5,944

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.76%
• Current HPI: 217.1629
• 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

+0.0% since first listed

17 events — show timeline

• 2026-01-08 Listed $100,000 NTREIS
• 2025-12-19 Listing Removed — NTREIS
• 2025-10-07 Listed $100,000 NTREIS
• 2025-08-31 Listing Removed — NTREIS
• 2025-03-01 Relisted — NTREIS
• 2025-02-28 Listing Removed — NTREIS
• 2024-08-13 Listed $100,000 NTREIS
• 2024-06-30 Listing Removed — NTREIS
• 2024-05-20 Price Changed $100,000 NTREIS
• 2024-02-07 Price Changed $115,000 NTREIS
• 2023-12-09 Listed $99,900 NTREIS
• 2023-11-20 Sold (MLS) — NTREIS
• 2023-10-11 Pending — NTREIS
• 2023-09-27 Listed $100,000 NTREIS
• 2017-03-02 Sold (Public Records) — Public Records
• 2014-05-01 Sold (Public Records) — Public Records
• 2003-11-18 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,831 · +0.1% YoY. Source: county tax records.