1006 Plum St · Winnsboro, TX 75494

$550,000

8 bd · 1.0 ba · 2,392 sqft · MultiFamily public records · 478 Days on market

Built 1980 0.41 ac lot $230/sqft · 153% above area Est $435k · 27% over

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Why this score? — see what drove the F 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
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

8 Unit multifamily complex consisting of one quadplex and two duplexes located half a mile north of Winnsboro, TX. Complex is 100% occupied and has been recently renovated with new tubs, sinks, toilets and paint. The roof was replaced in 2023 and HVAC System is less than five years old. Each unit is 1 bed, 1 bath approximately 600 sq ft. Would make a great first time investment or addition to a rental portfolio.

Key facts

• New toilets
• New sinks
• New paint

Tags

• MULTIFAMILY COMPLEX
• RECENTLY RENOVATED
• NEW TUBS
• NEW SINKS
• NEW TOILETS
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive. Per door: $23/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $503k (8.6% below list).
• Recommended offer: $484k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.8% in Winnsboro — 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 69/100 on livability (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 220 active listings in the ZIP; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 478 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

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

Recommended offer $484,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 478 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $434,708
• List price: $550,000
• Delta: 26.52%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-83,182
• Equity at exit: $82,007

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-64,438
• Equity at exit: $47,554

Cash invested: $154,000 (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 75494

• Home prices YoY: -10.9%
• Active inventory: 220
• Price-to-rent: 36.5×

Monthly cashflow live

• Estimated rent: $5,027 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$767 /mo · $9,199/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,056
• Net cashflow: $91

Break-even live

Break-even rent $4,911

Max offer price $550,000

Occupancy floor 93%

Sensitivity live

Price	-10% $403	-5% $247	+0% $91	+5% $-64	+10% $-220
Rent	-10% $-306	-5% $-107	+0% $91	+5% $290	+10% $488
Rate	-1.0pp $368	-0.5pp $231	base $91	+0.5pp $-51	+1.0pp $-196

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$5,028
Total (4 units)			$5,027

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $550,000 Active 478 DOM
2. 2026-06-18
   days on market $550,000 Active 476 DOM
3. 2026-06-17
   days on market $550,000 Active 475 DOM
4. 2026-06-16
   days on market $550,000 Active 474 DOM
5. 2026-06-15
   days on market $550,000 Active 473 DOM
6. 2026-06-15
   days on market $550,000 Active 472 DOM
7. 2026-06-13
   days on market $550,000 Active 471 DOM
8. 2026-06-12
   days on market $550,000 Active 470 DOM
9. 2026-06-09
   days on market $550,000 Active 467 DOM
10. 2026-06-08
    days on market $550,000 Active 466 DOM
11. 2026-06-08
    days on market $550,000 Active 465 DOM
12. 2026-06-07
    days on market $550,000 Active 464 DOM
13. 2026-06-03
    days on market $550,000 Active 461 DOM
14. 2026-06-02
    days on market $550,000 Active 460 DOM
15. 2026-06-01
    days on market $550,000 Active 459 DOM
16. 2026-05-31
    days on market $550,000 Active 458 DOM
17. 2026-02-05
    status Active 419-char remark

    Show marketing remark (419 chars)

    8 Unit multifamily complex consisting of one quadplex and two duplexes located half a mile north of Winnsboro, TX. Complex is 100% occupied and has been recently renovated with new tubs, sinks, toilets and paint. The roof was replaced in 2023 and HVAC System is less than five years old. Each unit is 1 bed, 1 bath approximately 600 sq ft. Would make a great first time investment or addition to a rental portfolio.

18. 2026-01-22
    historical Active Option Contract 419-char remark

    Show marketing remark (419 chars)

    8 Unit multifamily complex consisting of one quadplex and two duplexes located half a mile north of Winnsboro, TX. Complex is 100% occupied and has been recently renovated with new tubs, sinks, toilets and paint. The roof was replaced in 2023 and HVAC System is less than five years old. Each unit is 1 bed, 1 bath approximately 600 sq ft. Would make a great first time investment or addition to a rental portfolio.

19. 2025-02-27
    listed $550,000 Active 419-char remark

    Show marketing remark (419 chars)

    8 Unit multifamily complex consisting of one quadplex and two duplexes located half a mile north of Winnsboro, TX. Complex is 100% occupied and has been recently renovated with new tubs, sinks, toilets and paint. The roof was replaced in 2023 and HVAC System is less than five years old. Each unit is 1 bed, 1 bath approximately 600 sq ft. Would make a great first time investment or addition to a rental portfolio.

20. 2007-10-02
    soldstatus
21. 2007-04-03
    soldstatus
22. 2004-02-06
    soldstatus
23. 1987-07-20
    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: $9,199 · $767/mo
• Projected year-2 tax: $10,065 · $839/mo
• Expected delta: +$866/yr (+$72/mo · 9.4%)

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,324
• − Mortgage interest: −$30,809
• − Property taxes: −$9,199
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,826
• − Management: −$4,826
• − Depreciation: −$16,000
• Taxable loss: −$8,085
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $3,036/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: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, TX
• Population (ZIP): 11,685

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 10,621 people
• By 2030: 10,648 · +0.3%
• By 2040: 10,629 · +0.1%
• By 2050: 10,486 · -1.3%
• By 2075: 10,038 · -5.5%
• By 2100: 8,816 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 10% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -16.5pp toward R · 2008: -52.5pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.0 2016: R+67.0 2012: R+63.4 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.64%
• Current HPI: 234.6203
• 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

7 events — show timeline

• 2026-02-05 Relisted — NTREIS
• 2026-01-22 Contingent — NTREIS
• 2025-02-27 Listed $550,000 NTREIS
• 2007-10-02 Sold (Public Records) — Public Records
• 2007-04-03 Sold (Public Records) — Public Records
• 2004-02-06 Sold (Public Records) — Public Records
• 1987-07-20 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $9,199 · +54.6% YoY. Source: county tax records.