614 S Pecan St · Henrietta, TX 76365

$92,000

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 72 Days on market

Built 1977 $71/sqft · 37% below area Est $146k · 37% under ↓ 41% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Diamond in the rough" Henreitta Texas is undergoing its own re-gentrification and now is that perfect time to buy this possible 3-bedroom 2 bath home and add your own touches. This property may qualify for Seller Financing (Vendee). For process and qualification information: https://vrmlending.com/loan-process. If Property was built prior to1978, Lead Based Paint Potentially Exists.

Key facts

• Built 1977
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $47 ($568/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.1% in Henrietta — 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 70/100 on livability (#379 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Henrietta ISD (rural): math 47% / reading 48% proficiency, ranked #219 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Henrietta El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 481 students, 53% FRL); Henrietta Middle (math 50% / reading 43%, grade D+, #443 of 1,662 statewide, top 28%, 226 students, 48% FRL); Henrietta H S (math 37% / reading 72%, grade C-, #379 of 1,632 statewide, top 26%, 287 students, 36% FRL).
• Market conditions: 76 active listings in the ZIP; 13 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 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: property tax is 3.6% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 7.2

CMA / ARV

• ARV (median comp): $146,348
• List price: $92,000
• Delta: -37.14%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 S Red Riv	0.23mi	2/1.0	1,266 (-2%)	1mo	$135,000	$107	80
407 S Clay	0.31mi	3/2.0 (+1)	1,292 (-0%)	7mo	$240,000	$186	74
416 S Graham St	0.17mi	3/1.0 (+1)	1,208 (-7%)	17mo	$174,000	$144	57
316 N Carroll St	0.54mi	2/1.0	1,480 (+14%)	15mo	$62,000	$42	35

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-11,779
• Equity at exit: $13,717

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-5,915
• Equity at exit: $7,954

Cash invested: $25,760 (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 76365

• Home prices YoY: -18.4%
• Active inventory: 76
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $47

Break-even live

Break-even rent $1,005

Max offer price $92,000

Occupancy floor 91%

Sensitivity live

Price	-10% $99	-5% $73	+0% $47	+5% $21	+10% $-5
Rent	-10% $-37	-5% $5	+0% $47	+5% $89	+10% $131
Rate	-1.0pp $94	-0.5pp $71	base $47	+0.5pp $24	+1.0pp $-1

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-16
   listed $92,000 Active 396-char remark

   Show marketing remark (396 chars)

   "Diamond in the rough" Henreitta Texas is undergoing its own re-gentrification and now is that perfect time to buy this possible 3-bedroom 2 bath home and add your own touches. This property may qualify for Seller Financing (Vendee). For process and qualification information: https://vrmlending.com/loan-process. If Property was built prior to1978, Lead Based Paint Potentially Exists.

2. 2026-01-27
   soldstatus
3. 2023-12-07
   soldstatus
4. 2023-11-23
   soldstatus Closed 361-char remark

   Show marketing remark (361 chars)

   Clean and well built home in a quiet neighborhood. 2 bedroom , 2 bath brick home with an office that could easily be a third bedroom. 2 car garage with 2 car carport, wood-burning fireplace in the living room. Spacious bedrooms, lots of storage and ample closets. The large corner property consists of 4 city lots and has a shed/workshop with slab and electric.

5. 2023-10-25
   historical 361-char remark

   Show marketing remark (361 chars)

   Clean and well built home in a quiet neighborhood. 2 bedroom , 2 bath brick home with an office that could easily be a third bedroom. 2 car garage with 2 car carport, wood-burning fireplace in the living room. Spacious bedrooms, lots of storage and ample closets. The large corner property consists of 4 city lots and has a shed/workshop with slab and electric.

6. 2023-08-26
   status Active 361-char remark

   Show marketing remark (361 chars)

   Clean and well built home in a quiet neighborhood. 2 bedroom , 2 bath brick home with an office that could easily be a third bedroom. 2 car garage with 2 car carport, wood-burning fireplace in the living room. Spacious bedrooms, lots of storage and ample closets. The large corner property consists of 4 city lots and has a shed/workshop with slab and electric.

7. 2023-08-20
   historical 361-char remark

   Show marketing remark (361 chars)

   Clean and well built home in a quiet neighborhood. 2 bedroom , 2 bath brick home with an office that could easily be a third bedroom. 2 car garage with 2 car carport, wood-burning fireplace in the living room. Spacious bedrooms, lots of storage and ample closets. The large corner property consists of 4 city lots and has a shed/workshop with slab and electric.

8. 2023-08-15
   listed $155,000 Active 361-char remark

   Show marketing remark (361 chars)

   Clean and well built home in a quiet neighborhood. 2 bedroom , 2 bath brick home with an office that could easily be a third bedroom. 2 car garage with 2 car carport, wood-burning fireplace in the living room. Spacious bedrooms, lots of storage and ample closets. The large corner property consists of 4 city lots and has a shed/workshop with slab and electric.

ⓘ 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: $3,276 · $273/mo
• Projected year-2 tax: $3,276 · $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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,777
• − Mortgage interest: −$5,153
• − Property taxes: −$3,276
• − Insurance: −$460
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,676
• Taxable loss: −$833
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $768/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: Henrietta ISD
• NCES district ID: 4822980
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $49,029
• Composite: 40.62/100
• National rank: #3691
• State rank: #219 of 826 in TX

Livability — Henrietta

• Score: 70/100
• State rank: #379
• US rank: #7978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henrietta, TX
• Population (ZIP): 4,668

Population outlook (Clay County) Hauer SSP2

• Today (2025): 9,537 people
• By 2030: 9,042 · -5.2%
• By 2040: 8,090 · -15.2%
• By 2050: 7,255 · -23.9%
• By 2075: 5,834 · -38.8%
• By 2100: 4,491 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+79.7) · D 9.9% · R 89.5%
• 2008→2024 swing: -21.1pp toward R · 2008: -58.6pp · 2024: -79.7pp
• All cycles: 2024: R+79.7 2020: R+77.6 2016: R+76.6 2012: R+69.7 2008: R+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.62%
• Current HPI: 158.1207
• 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

-40.6% since first listed

8 events — show timeline

• 2026-03-16 Listed $92,000 WFAOR
• 2026-01-27 Sold (Public Records) — Public Records
• 2023-12-07 Sold (Public Records) — Public Records
• 2023-11-23 Sold (MLS) — WFAOR
• 2023-10-25 Delisted — WFAOR
• 2023-08-26 Relisted — WFAOR
• 2023-08-20 Delisted — WFAOR
• 2023-08-15 Listed $155,000 WFAOR

Property tax history

+5.1%/yr

Latest (2025): $3,276 · -2.5% YoY. Source: county tax records.