1208 Winkler St · Ennis, TX 75119

$175,000

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 22 Days on market

Built 1975 7,018 sqft lot $192/sqft · at area comps Est $175k · at est.

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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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Investment property. Tenant would like to continue renting.

Key facts

• Easy access to i45
• Fresh paint
• Shade trees

Tags

• COVERED PATIO
• CHAIN LINK FENCED BACKYARD
• SHADE TREES
• NEW FLOORING
• FRESH PAINT
• EASY ACCESS TO I45

Property features AI

Finance

• Other: Lot is approximately 0.16 acre; Subdivision: Tripp #3; Directions: Go south on Kaufman Street; left on Creechville Road; right on Winkler Street. Property on the left.
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car); Covered parking space (1); Driveway
• Utilities: City sewer; All-weather road access; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1975; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Electric range; Built-in cabinets
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: One-level layout; 5 total rooms; Built-in cabinets in kitchen; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $27 ($329/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 $163k (7.1% below list).
• Recommended offer: $163k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Ennis — 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 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Travis El (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 260 students, 71% FRL); Ennis J H (math 41% / reading 44%, grade D-, #553 of 1,662 statewide, top 34%, 886 students, 69% FRL); Ennis H S (math 37% / reading 34%, grade F, #941 of 1,632 statewide, top 58%, 1,791 students, 64% FRL).
• Market conditions: Rents rising (+3.0%/yr); 364 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 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.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.
• Current owner paid $42k; list at $175k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $162,634 (7.1% below list)

Questions for the listing agent

1. Built in 1975 — 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: 0.93% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $175,000
• List price: $175,000
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Winkler St	0.00mi	3/1.0	912 (0%)	1mo	$175,000	$192	95
308 Avenue E	0.47mi	3/1.0	896 (-2%)	2mo	$175,000	$195	70
306 Avenue A	0.29mi	3/1.0	1,008 (+10%)	12mo	$207,000	$205	55
506 E Waco St	0.57mi	2/1.0 (-1)	976 (+7%)	1mo	$174,500	$179	52
802 Creechville Rd	0.23mi	3/1.0	1,020 (+12%)	21mo	$214,900	$211	48
706 E Waco St	0.57mi	2/1.0 (-1)	864 (-5%)	16mo	$199,500	$231	42

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-26,642
• Equity at exit: $26,093

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-21,069
• Equity at exit: $15,131

Cash invested: $49,000 (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 75119

• Rents YoY: 3.0%
• Active inventory: 364
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$918
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $27

Break-even live

Break-even rent $1,592

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $126	-5% $77	+0% $27	+5% $-22	+10% $-72
Rent	-10% $-101	-5% $-37	+0% $27	+5% $92	+10% $156
Rate	-1.0pp $116	-0.5pp $72	base $27	+0.5pp $-18	+1.0pp $-64

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 SW Main St Ennis, TX	2.0	1.0	784	$1,500	$1.91	26d	1	0.56mi
914 S Chatfield St Ennis, TX	2.0	2.0	948	$1,595	$1.68	8d	1	0.87mi
110 W Knox St Unit 202 Ennis, TX	2.0	1.0	882	$1,400	$1.59	26d	1	0.94mi
710 W Waco St Ennis, TX	3.0	2.0	1092	$1,750	$1.60	14d	1	0.97mi
200 Valek Rd Ennis, TX	1.0–3.0	1.0–2.0	946	$1,600	$1.69	0d	7	1.14mi
1101 Biloxi Dr Ennis, TX	1.0–3.0	1.0–2.0	909	$1,575	$1.73	0d	4	1.22mi
1212 Grace Cir Ennis, TX	1.0–3.0	1.0–2.0	905	$1,500	$1.66	0d	2	1.24mi
1401 Old Bardwell Rd Unit B Ennis, TX	2.0	2.0	931	$1,195	$1.28	17d	1	1.29mi
205 W Gilmer St Ennis, TX	2.0	1.0	1052	$1,495	$1.42	14d	1	1.40mi
205 W Gilmer St Ennis, TX	2.0	1.0	1052	$1,400	$1.33	9d	1	1.40mi
715 W Tyler St Unit 715 Ennis, TX	4.0	1.5	1000	$1,700	$1.70	45d	1	1.44mi
800 N Clay St Apt E14 Ennis, TX	2.0	1.0	803	$1,000	$1.25	18d	1	1.47mi

Listing history 8 events

1. 2026-05-09
   historical Active Option Contract 398-char remark
2. 2026-05-01
   listed $175,000 Active 398-char remark
3. 2004-11-23
   soldstatus
4. 2004-11-19
   soldstatus 64-char remark

   Show marketing remark (64 chars)

   Good Investment property. Tenant would like to continue renting.

5. 2004-10-29
   historical 64-char remark

   Show marketing remark (64 chars)

   Good Investment property. Tenant would like to continue renting.

6. 2004-08-31
   listed $64,000 64-char remark

   Show marketing remark (64 chars)

   Good Investment property. Tenant would like to continue renting.

7. 1996-05-30
   soldstatus $41,500
8. 1990-08-28
   soldstatus $39,900

ⓘ 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: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1/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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $19,516
• − Mortgage interest: −$9,803
• − Property taxes: −$3,202
• − Insurance: −$875
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,091
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $947/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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• Metro: Dallas-Fort Worth-Arlington, 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

+338.6% since first listed

11 events — show timeline

• 2026-06-01 Sold (Public Records) — Public Records
• 2026-05-29 Sold (MLS) — NTREIS
• 2026-05-26 Pending — NTREIS
• 2026-05-09 Contingent — NTREIS
• 2026-05-01 Listed $175,000 NTREIS
• 2004-11-23 Sold (Public Records) — Public Records
• 2004-11-19 Sold (MLS) — NTREIS
• 2004-10-29 Listing Removed — NTREIS
• 2004-08-31 Listed $64,000 NTREIS
• 1996-05-30 Sold (Public Records) $41,500 Public Records
• 1990-08-28 Sold (Public Records) $39,900 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,202 · +12.1% YoY. Source: county tax records.