519 New Hope St · Terrell, TX 75160

$150,000

3 bd · 1.0 ba · 922 sqft · SingleFamily public records · 15 Days on market

Built 1995 7,492 sqft lot Est $156k · at est.

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +9.2/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This would be a great first-time home, downsize or a rental. 3 Bedroom, 1 Bath home with potential. Priced to Sell - AS-IS, Where Is. ALL OFFERS WILL BE REVIEWED. Investment or Rehab in High-Growth Kaufman County - Introducing 519 New Hope - a great investment located in one of North-East Texas’s fastest-growing corridors - near major development and convenient amenities.

Key facts

• Rehab
• Convenient amenities
• Major development

Tags

• INVESTMENT
• REHAB
• HIGH-GROWTH KAUFMAN COUNTY
• MAJOR DEVELOPMENT
• CONVENIENT AMENITIES

Property features AI

Finance

• Financial info: Listing accepts Cash and FHA
• HOA & community: No association

Exterior

• Parking: Covered parking space (1); Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One-story
• Construction: Built in 1995
• Exterior features: Lot in Breezy Hill subdivision; Lot under 0.5 acre

Interior

• Kitchen: Includes appliances (listed as Other)
• Bedrooms: Primary bedroom on the main level; Total of 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Open living and dining areas; Other built-in interior features
• Laundry & utility: Washer/dryer information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W H Burnett El (329 students, 79% FRL).
• Market conditions: 372 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k 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 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $155,818
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 S Frances St	0.46mi	3/1.0	888 (-4%)	1mo	$149,900	$169	72
410 Bethlehem St	0.12mi	3/1.5	1,056 (+14%)	5mo	$109,900	$104	64
921 S Medora St	0.40mi	2/1.0 (-1)	912 (-1%)	19mo	$60,000	$66	59
917 S Rockwall Ave	0.35mi	2/1.0 (-1)	962 (+4%)	16mo	$119,900	$125	58
809 S Frances St	0.52mi	2/1.0 (-1)	784 (-15%)	1mo	$139,999	$179	45
911 S Medora St	0.43mi	3/1.0	800 (-13%)	16mo	$170,000	$213	44
707 S Catherine St	0.60mi	2/2.0 (-1)	840 (-9%)	8mo	$180,000	$214	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-13,430
• Equity at exit: $22,365

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,454
• Equity at exit: $12,969

Cash invested: $42,000 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$787
• Tax from tax record: −$233 /mo · $2,798/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $170

Break-even live

Break-even rent $1,370

Max offer price $150,000

Occupancy floor 84%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Frazier St Terrell, TX	2.0	1.0	850	$1,300	$1.53	44d	1	0.29mi
510 Frazier St Terrell, TX	3.0	1.0	840	$1,285	$1.53	44d	1	0.30mi
1001 Mineral Wells St Terrell, TX	2.0–3.0	1.0	1018	$1,299	$1.28	1d	3	0.45mi
1300 S Adelaide St Terrell, TX	1.0–4.0	1.0–2.0	785	$1,413	$1.80	1d	9	0.62mi
204 Pacific Ave Terrell, TX	2.0	1.0	714	$1,350	$1.89	10d	1	0.84mi
904 N Frances St Unit A Terrell, TX	2.0	1.0	732	$1,350	$1.84	11d	1	1.36mi
201 Timber Ct Terrell, TX	1.0–3.0	1.0–2.0	940	$1,825	$1.94	1d	10	1.45mi

Listing history 11 events

1. 2026-06-18
   days on market $150,000 Active 15 DOM
2. 2026-06-17
   days on market $150,000 Active 14 DOM
3. 2026-06-16
   days on market $150,000 Active 13 DOM
4. 2026-06-15
   days on market $150,000 Active 12 DOM
5. 2026-06-13
   days on market $150,000 Active 10 DOM
6. 2026-06-13
   days on market $150,000 Active 9 DOM
7. 2026-06-09
   days on market $150,000 Active 6 DOM
8. 2026-06-08
   days on market $150,000 Active 5 DOM
9. 2026-06-07
   days on market $150,000 Active 4 DOM
10. 2026-06-04
    remarks 374-char remark
11. 2026-06-04
    listed $150,000 Active 1 DOM

ⓘ 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: $2,798 · $233/mo
• Projected year-2 tax: $2,798 · $233/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,022
• − Mortgage interest: −$8,402
• − Property taxes: −$2,798
• − Insurance: −$750
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,364
• Taxable loss: −$336
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,120/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

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 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

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: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-03 Listed $150,000 NTREIS

Property tax history

+10.0%/yr

Latest (2025): $2,798 · -3.5% YoY. Source: county tax records.