724 W 5th St · Groveton, TX 75845

$79,999

4 bd · 2.0 ba · 1,424 sqft · Other · 6 Days on market

Built 1956 0.63 ac lot ↓ 33% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Corner City Lot with 4/2/1. Slab home with Central Air and Heat. Quiet part of town with beautiful yard full of large trees. This home is getting new paint on the outside and a new survey. New hot and cold water lines installed in both bathrooms. Roof is only 1 year old and Inside is a blank canvas for your personal touches. Hurry, this will not last long!

Key facts

• Newer roof
• Newer pex pipe
• Large yard

Tags

• NEWER ROOF
• NEWER HVAC
• NEWER PEX PIPE
• LARGE YARD
• CORNER LOT
• GENERAC GENERATOR INCLUDED

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1956; Slab foundation; Composition roof
• Construction: Brick and wood siding exterior
• Exterior features: Cleared corner lot; Lot size about 0.63 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 10 rooms; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 61/100 on livability (#995 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: amenities F, commute F, employment F.
• Groveton ISD (rural): math 45% / reading 46% proficiency, ranked #281 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Groveton J H-H S (math 50% / reading 49%, grade D, #509 of 1,632 statewide, top 34%, 428 students, 62% FRL).
• Market conditions: 57 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.4% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,999

Questions for the listing agent

1. Built in 1956 — 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. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.79%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.65×
• Total profit: $36,889
• Equity at exit: $42,476

10-year hold

• IRR: 26.5%
• Equity multiple: 5.22×
• Total profit: $94,580
• Equity at exit: $71,048

Cash invested: $22,400 (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 75845

• Home prices YoY: 2.6%
• Active inventory: 57
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $332

Break-even live

Break-even rent $640

Max offer price $79,999

Occupancy floor 64%

Sensitivity live

Price	-10% $377	-5% $355	+0% $332	+5% $309	+10% $287
Rent	-10% $248	-5% $290	+0% $332	+5% $374	+10% $416
Rate	-1.0pp $372	-0.5pp $352	base $332	+0.5pp $311	+1.0pp $290

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-14
   listed $79,999 Active 323-char remark
2. 2026-05-13
   listed $79,999 Active 322-char remark
3. 2021-11-19
   soldstatus Sold

   Show marketing remark (358 chars)

   Corner City Lot with 4/2/1. Slab home with Central Air and Heat. Quiet part of town with beautiful yard full of large trees. This home is getting new paint on the outside and a new survey. New hot and cold water lines installed in both bathrooms. Roof is only 1 year old and Inside is a blank canvas for your personal touches. Hurry, this will not last long!

4. 2021-10-28
   status Pending

   Show marketing remark (358 chars)

   Corner City Lot with 4/2/1. Slab home with Central Air and Heat. Quiet part of town with beautiful yard full of large trees. This home is getting new paint on the outside and a new survey. New hot and cold water lines installed in both bathrooms. Roof is only 1 year old and Inside is a blank canvas for your personal touches. Hurry, this will not last long!

5. 2021-10-16
   status Option Pending

   Show marketing remark (358 chars)

   Corner City Lot with 4/2/1. Slab home with Central Air and Heat. Quiet part of town with beautiful yard full of large trees. This home is getting new paint on the outside and a new survey. New hot and cold water lines installed in both bathrooms. Roof is only 1 year old and Inside is a blank canvas for your personal touches. Hurry, this will not last long!

6. 2021-07-19
   price $130,000

   Show marketing remark (358 chars)

   Corner City Lot with 4/2/1. Slab home with Central Air and Heat. Quiet part of town with beautiful yard full of large trees. This home is getting new paint on the outside and a new survey. New hot and cold water lines installed in both bathrooms. Roof is only 1 year old and Inside is a blank canvas for your personal touches. Hurry, this will not last long!

7. 2021-06-24
   listed $120,000 Active

   Show marketing remark (358 chars)

   Corner City Lot with 4/2/1. Slab home with Central Air and Heat. Quiet part of town with beautiful yard full of large trees. This home is getting new paint on the outside and a new survey. New hot and cold water lines installed in both bathrooms. Roof is only 1 year old and Inside is a blank canvas for your personal touches. Hurry, this will not last long!

8. 2005-09-07
   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: $631 · $53/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$833/yr (+$69/mo · 132.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,721
• − Mortgage interest: −$4,481
• − Property taxes: −$631
• − Insurance: −$400
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,327
• Taxable income: $2,847
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,302/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: Groveton ISD
• NCES district ID: 4821900
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $36,375
• Composite: 37.76/100
• National rank: #4348
• State rank: #281 of 826 in TX

Livability — Groveton

• Score: 61/100
• State rank: #995
• US rank: #17710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groveton, TX
• Population (ZIP): 2,287

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 5% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.41%
• Current HPI: 175.9686
• 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

-33.3% since first listed

11 events — show timeline

• 2026-05-27 Sold (MLS) — HARMLS
• 2026-05-20 Pending — Deep East Texas MLS
• 2026-05-20 Pending — HARMLS
• 2026-05-14 Listed $79,999 HARMLS
• 2026-05-13 Listed $79,999 Deep East Texas MLS
• 2021-11-19 Sold (MLS) — HARMLS
• 2021-10-28 Pending — HARMLS
• 2021-10-16 Pending — HARMLS
• 2021-07-19 Price Changed $130,000 HARMLS
• 2021-06-24 Listed $120,000 HARMLS
• 2005-09-07 Sold (Public Records) — Public Records

Property tax history

-10.0%/yr

Latest (2023): $631 · -47.5% YoY. Source: county tax records.