705 E 1st North St · Kaufman, TX 75142

$152,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 108 Days on market

Built 1965 3,964 sqft lot $181/sqft · at area comps Est $154k · 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 +15.1/30.0
• ARV discount +8.1/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 705 E 1st North Street in the heart of Kaufman! This gorgeous, fully renovated 2 bedroom, 1 bathroom home combines modern updates with classic charm, making it an ideal choice for first-time buyers, downsizers, or anyone looking for a beautifully refreshed move-in ready property. Step inside to discover a bright, airy interior featuring a neutral color palette that complements any style and decor. The thoughtful renovation includes updated flooring, fresh paint, recessed lighting, and stylish finishes that create a warm and inviting atmosphere throughout. The spacious kitchen is truly the centerpiece of the home designed with both functionality and aesthetics in mind. It features a kitchen island offering extra prep space and seating, sleek countertops, and ample cabinetry for storage. The refrigerator is included, making your move-in even easier. Both bedrooms offer comfortable layouts with great natural light, ceiling fans, perfect for restful nights or a cozy home office setup. The bathroom has been tastefully updated with contemporary fixtures and finishes. Outside, the property provides a welcoming front yard and plenty of potential for outdoor living, gardening, or creating your own backyard retreat. Located in a quiet, established neighborhood, this home is just minutes from shopping, dining, schools, and all the charm that Kaufman has to offer. With its modern updates, thoughtful design, and convenient location, this beautifully renovated home is truly a must-see!

Key facts

• Fully renovated
• Great natural light
• Ample cabinetry

Tags

• FULLY RENOVATED
• UPDATED FLOORING
• SPACIOUS KITCHEN
• KITCHEN ISLAND
• AMPLE CABINETRY
• GREAT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $49 ($592/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 $140k (7.7% below list).
• Recommended offer: $138k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.1% in Kaufman — 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 68/100 on livability (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Helen Edward Early Childhood Center (494 students, 79% FRL); Norman J H (math 36% / reading 35%, grade F, #827 of 1,662 statewide, top 51%, 989 students, 70% FRL); Kaufman H S (math 44% / reading 46%, grade D-, #643 of 1,632 statewide, top 40%, 1,303 students, 70% FRL) — zoned schools average 73% FRL vs 58% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 278 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 108 days — a 9% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $44k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (median comp): $154,173
• List price: $152,000
• Delta: -1.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 S Dallas St	0.45mi	2/1.0	840 (0%)	0mo	$154,000	$183	79
111 Silver Trl	0.29mi	2/1.0	825 (-2%)	12mo	$160,000	$194	74
103 Silver Ct	0.26mi	2/1.0	825 (-2%)	15mo	$72,000	$87	72
1105 E 1st North St	0.17mi	2/1.0	900 (+7%)	12mo	$168,900	$188	70
307 E Oak St	0.20mi	2/1.0	900 (+7%)	11mo	$182,000	$202	69
603 S Wilson St	0.45mi	3/1.0 (+1)	845 (+1%)	16mo	$145,000	$172	59
703 S Jackson St	0.61mi	2/1.0	880 (+5%)	7mo	$110,000	$125	58
305 E 2nd North St	0.20mi	3/1.0 (+1)	920 (+10%)	14mo	$159,000	$173	58
802 S Jackson St	0.66mi	2/2.0	888 (+6%)	3mo	$150,000	$169	53
206 E 4th St	0.71mi	2/1.0	832 (-1%)	14mo	$149,000	$179	53
704 W Grove St	0.67mi	1/1.0 (-1)	896 (+7%)	22mo	$169,900	$190	34

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-21,463
• Equity at exit: $22,664

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-14,538
• Equity at exit: $13,142

Cash invested: $42,560 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 278
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $49

Break-even live

Break-even rent $1,340

Max offer price $152,000

Occupancy floor 91%

Sensitivity live

Price	-10% $135	-5% $92	+0% $49	+5% $6	+10% $-37
Rent	-10% $-61	-5% $-6	+0% $49	+5% $105	+10% $160
Rate	-1.0pp $126	-0.5pp $88	base $49	+0.5pp $10	+1.0pp $-30

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E Hickory St Unit A Kaufman, TX	3.0	2.0	1045	$1,550	$1.48	45d	1	0.18mi
402 N Jefferson St Kaufman, TX	2.0	1.0	985	$1,299	$1.32	12d	1	0.38mi
107 Love St Kaufman, TX	3.0	2.0	1116	$1,500	$1.34	45d	1	0.43mi
401 S Jefferson St Unit 3 Kaufman, TX	1.0	1.0	650	$990	$1.52	4d	1	0.52mi

Listing history 36 events

1. 2026-06-21
   days on market $152,000 Active 108 DOM
2. 2026-06-18
   days on market $152,000 Active 105 DOM
3. 2026-06-17
   days on market $152,000 Active 104 DOM
4. 2026-06-16
   days on market $152,000 Active 103 DOM
5. 2026-06-15
   days on market $152,000 Active 102 DOM
6. 2026-06-13
   days on market $152,000 Active 100 DOM
7. 2026-06-13
   days on market $152,000 Active 99 DOM
8. 2026-06-09
   days on market $152,000 Active 96 DOM
9. 2026-06-08
   days on market $152,000 Active 95 DOM
10. 2026-06-07
    days on market $152,000 Active 94 DOM
11. 2026-06-04
    days on market $152,000 Active 91 DOM
12. 2026-06-03
    days on market $152,000 Active 90 DOM
13. 2026-06-02
    days on market $152,000 Active 89 DOM
14. 2026-06-01
    days on market $152,000 Active 88 DOM
15. 2026-05-31
    days on market $152,000 Active 87 DOM
16. 2026-03-05
    listed $196,000 Active 1512-char remark

    Show marketing remark (1512 chars)

    Welcome to 705 E 1st North Street in the heart of Kaufman! This gorgeous, fully renovated 2 bedroom, 1 bathroom home combines modern updates with classic charm, making it an ideal choice for first-time buyers, downsizers, or anyone looking for a beautifully refreshed move-in ready property. Step inside to discover a bright, airy interior featuring a neutral color palette that complements any style and decor. The thoughtful renovation includes updated flooring, fresh paint, recessed lighting, and stylish finishes that create a warm and inviting atmosphere throughout. The spacious kitchen is truly the centerpiece of the home designed with both functionality and aesthetics in mind. It features a kitchen island offering extra prep space and seating, sleek countertops, and ample cabinetry for storage. The refrigerator is included, making your move-in even easier. Both bedrooms offer comfortable layouts with great natural light, ceiling fans, perfect for restful nights or a cozy home office setup. The bathroom has been tastefully updated with contemporary fixtures and finishes. Outside, the property provides a welcoming front yard and plenty of potential for outdoor living, gardening, or creating your own backyard retreat. Located in a quiet, established neighborhood, this home is just minutes from shopping, dining, schools, and all the charm that Kaufman has to offer. With its modern updates, thoughtful design, and convenient location, this beautifully renovated home is truly a must-see!

17. 2025-06-24
    soldstatus
18. 2025-06-23
    soldstatus Closed 762-char remark

    Show marketing remark (762 chars)

    This 2-Bedroom, 1-Bath Starter Home in the Heart of Kaufman is located in one of the fastest-growing counties in Texas, this adorable home offers the perfect opportunity for first-time homebuyers or investors looking for rental income potential. Situated just a few minutes from City Park and City Lake Park, you’ll enjoy beautiful outdoor spaces right at your doorstep. With its prime location and rapid growth in the area, this home is a rare find. Just 30 miles from downtown Dallas, you’ll have the perfect balance of suburban tranquility and easy access to city amenities. Don’t miss the chance to add your personal touches to this property and make it your own. This home is priced to sell, so schedule a showing today before it's gone!

19. 2025-06-11
    status Pending 762-char remark

    Show marketing remark (762 chars)

    This 2-Bedroom, 1-Bath Starter Home in the Heart of Kaufman is located in one of the fastest-growing counties in Texas, this adorable home offers the perfect opportunity for first-time homebuyers or investors looking for rental income potential. Situated just a few minutes from City Park and City Lake Park, you’ll enjoy beautiful outdoor spaces right at your doorstep. With its prime location and rapid growth in the area, this home is a rare find. Just 30 miles from downtown Dallas, you’ll have the perfect balance of suburban tranquility and easy access to city amenities. Don’t miss the chance to add your personal touches to this property and make it your own. This home is priced to sell, so schedule a showing today before it's gone!

20. 2025-05-21
    price $119,990 762-char remark

    Show marketing remark (762 chars)

    This 2-Bedroom, 1-Bath Starter Home in the Heart of Kaufman is located in one of the fastest-growing counties in Texas, this adorable home offers the perfect opportunity for first-time homebuyers or investors looking for rental income potential. Situated just a few minutes from City Park and City Lake Park, you’ll enjoy beautiful outdoor spaces right at your doorstep. With its prime location and rapid growth in the area, this home is a rare find. Just 30 miles from downtown Dallas, you’ll have the perfect balance of suburban tranquility and easy access to city amenities. Don’t miss the chance to add your personal touches to this property and make it your own. This home is priced to sell, so schedule a showing today before it's gone!

21. 2025-04-10
    listed $129,990 Active 762-char remark

    Show marketing remark (762 chars)

    This 2-Bedroom, 1-Bath Starter Home in the Heart of Kaufman is located in one of the fastest-growing counties in Texas, this adorable home offers the perfect opportunity for first-time homebuyers or investors looking for rental income potential. Situated just a few minutes from City Park and City Lake Park, you’ll enjoy beautiful outdoor spaces right at your doorstep. With its prime location and rapid growth in the area, this home is a rare find. Just 30 miles from downtown Dallas, you’ll have the perfect balance of suburban tranquility and easy access to city amenities. Don’t miss the chance to add your personal touches to this property and make it your own. This home is priced to sell, so schedule a showing today before it's gone!

22. 2022-10-20
    historical
23. 2022-09-19
    price $134,900
24. 2022-08-16
    price $139,900
25. 2022-07-03
    price $144,900
26. 2022-06-09
    listed $149,900 Active
27. 2021-06-11
    soldstatus
28. 2016-11-14
    soldstatus
29. 2015-04-29
    historical
30. 2014-10-28
    listed $25,000 Active
31. 2012-04-02
    historical
32. 2011-05-06
    listed $29,000 Active
33. 2007-12-20
    soldstatus
34. 2007-12-18
    soldstatus
35. 2007-12-04
    historical
36. 2007-06-27
    listed $20,500

ⓘ 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: $2,376 · $198/mo
• Projected year-2 tax: $2,782 · $232/mo
• Expected delta: +$406/yr (+$34/mo · 17.1%)

ⓘ 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 6 d/yr ≥110°F today · 22 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: $16,827
• − Mortgage interest: −$8,514
• − Property taxes: −$2,376
• − Insurance: −$760
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,422
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,057/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

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 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

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: ▼ -64.48%
• Current HPI: 261.3091
• 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

+856.1% since first listed

21 events — show timeline

• 2026-03-05 Listed $196,000 NTREIS
• 2025-06-24 Sold (Public Records) — Public Records
• 2025-06-23 Sold (MLS) — NTREIS
• 2025-06-11 Pending — NTREIS
• 2025-05-21 Price Changed $119,990 NTREIS
• 2025-04-10 Listed $129,990 NTREIS
• 2022-10-20 Listing Removed — NTREIS
• 2022-09-19 Price Changed $134,900 NTREIS
• 2022-08-16 Price Changed $139,900 NTREIS
• 2022-07-03 Price Changed $144,900 NTREIS
• 2022-06-09 Listed $149,900 NTREIS
• 2021-06-11 Sold (Public Records) — Public Records
• 2016-11-14 Sold (Public Records) — Public Records
• 2015-04-29 Listing Removed — NTREIS
• 2014-10-28 Listed $25,000 NTREIS
• 2012-04-02 Listing Removed — NTREIS
• 2011-05-06 Listed $29,000 NTREIS
• 2007-12-20 Sold (MLS) — NTREIS
• 2007-12-18 Sold (Public Records) — Public Records
• 2007-12-04 Listing Removed — NTREIS
• 2007-06-27 Listed $20,500 NTREIS

Property tax history

+12.5%/yr

Latest (2025): $2,376 · +1.6% YoY. Source: county tax records.