430 Faucett St · Blossom, TX 75416

$52,000

2 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 18 Days on market

0.28 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 2 bedroom, 1.5 bath full of potential! Generous room sizes throughout with plenty of space to make it your own. Kitchen features gas appliances, and the home also offers a screened-in back porch perfect for relaxing outdoors. Attached carport for convenient parking, plus a front porch that adds to the home’s charm. Whether you're looking for an investment property, starter home, or renovation project, this property is packed with possibilities!

Key facts

• Gas appliances
• Attached carport
• Front porch

Tags

• GAS APPLIANCES
• SCREENED-IN BACK PORCH
• ATTACHED CARPORT
• FRONT PORCH

Property features AI

Finance

• Other: Municipal Utility District: No
• Financial info: Acceptable listing terms: Cash, Conventional; Treat as clear loan type; No second mortgage indicated
• HOA & community: No HOA / association

Exterior

• Parking: Attached carport with 2 covered/carport spaces
• Security: Audio and video consent for visitors to record
• Utilities: City water; City sewer; Natural gas available; Cable available
• Home design: Single-family residence; Residential property; One story; Preowned
• Construction: Frame construction; Composition roof; Pillar/post/pier foundation; Year built: preowned (year unspecified)
• Exterior features: Front porch; Rear porch; Covered patio/porch; Screened porch; Back yard with chain-link fence; Interior lot

Interior

• Kitchen: Gas cooktop; Gas oven
• Bedrooms: 2 bedrooms (all on main level)
• Flooring: Other
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total rooms: 4; One level
• Laundry & utility: Electric dryer hookup; Full-size washer/dryer area; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $51k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.6% in Blossom — 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 59/100 on livability (#1,116 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Prairiland ISD (rural): math 52% / reading 51% proficiency, ranked #167 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blossom El (math 62% / reading 52%, grade C+, #505 of 4,322 statewide, top 13%, 418 students, 55% FRL).
• Market conditions: 56 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($360 loan paydown + $3k appreciation (6.2% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,220 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.08% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.28%
• DSCR: 2.44
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $215,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 W Division St	0.31mi	2/2.0	1,490 (-0%)	3mo	$179,900	$121	78
610 South St	0.29mi	3/1.0 (+1)	1,562 (+4%)	3mo	$59,900	$38	72
433 S FM 196	0.20mi	3/2.0 (+1)	1,563 (+4%)	6mo	$315,000	$202	70
105 E Division St	0.30mi	3/1.0 (+1)	1,576 (+5%)	13mo	$43,900	$28	61
1025 E Fairview	0.64mi	3/2.0 (+1)	1,479 (-1%)	9mo	$287,500	$194	52
150 Maple St	0.35mi	2/1.0	1,312 (-12%)	16mo	$189,000	$144	50
615 Faucett St	0.10mi	3/2.0 (+1)	1,312 (-12%)	19mo	$160,000	$122	50
620 Moore St	0.39mi	3/2.0 (+1)	1,294 (-14%)	1mo	$215,000	$166	49
510 Sunset St	0.62mi	3/1.0 (+1)	1,380 (-8%)	8mo	$150,000	$109	46
635 N Center St	0.66mi	3/2.0 (+1)	1,668 (+12%)	11mo	$184,900	$111	31
525 North St W	0.74mi	3/2.5 (+1)	1,636 (+9%)	18mo	$380,000	$232	24
640 N Cedar St	0.69mi	3/2.0 (+1)	1,718 (+15%)	21mo	$305,000	$178	17

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.2%
• Equity multiple: 3.79×
• Total profit: $40,552
• Equity at exit: $33,237

10-year hold

• IRR: 40.1%
• Equity multiple: 7.85×
• Total profit: $99,779
• Equity at exit: $60,752

Cash invested: $14,560 (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 75416

• Home prices YoY: 3.1%
• Active inventory: 56
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $392

Break-even live

Break-even rent $587

Max offer price $52,000

Occupancy floor 59%

Sensitivity live

Price	-10% $421	-5% $406	+0% $392	+5% $377	+10% $362
Rent	-10% $306	-5% $349	+0% $392	+5% $434	+10% $477
Rate	-1.0pp $418	-0.5pp $405	base $392	+0.5pp $378	+1.0pp $364

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   status $52,000 Pending 18 DOM
2. 2026-06-15
   days on market $52,000 Active Option Contract 18 DOM
3. 2026-06-15
   days on market $52,000 Active Option Contract 17 DOM
4. 2026-06-13
   days on market $52,000 Active Option Contract 16 DOM
5. 2026-06-12
   days on market $52,000 Active Option Contract 15 DOM
6. 2026-06-09
   days on market $52,000 Active Option Contract 12 DOM
7. 2026-06-08
   days on market $52,000 Active Option Contract 11 DOM
8. 2026-06-08
   days on market $52,000 Active Option Contract 10 DOM
9. 2026-06-07
   statusdays on market $52,000 Active Option Contract 9 DOM
10. 2026-06-03
    days on market $52,000 Active 6 DOM
11. 2026-06-02
    days on market $52,000 Active 5 DOM
12. 2026-06-01
    days on market $52,000 Active 4 DOM
13. 2026-05-31
    days on market $52,000 Active 3 DOM
14. 2026-05-27
    listed $52,000 Active
15. 2020-03-24
    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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $12,998
• − Mortgage interest: −$2,913
• − Property taxes: −$2,036
• − Insurance: −$260
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,513
• Taxable income: $4,196
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $3,692/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: Prairiland ISD
• NCES district ID: 4835740
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 51% ▲ 7.00%
• Median HH income: $43,652
• Composite: 43.44/100
• National rank: #3010
• State rank: #167 of 826 in TX

Livability — Blossom

• Score: 59/100
• State rank: #1116
• US rank: #19760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blossom, TX
• Population (ZIP): 2,987

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 13% Hispanic / Latino 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.17%
• Current HPI: 202.3527
• 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

2 events — show timeline

• 2026-05-27 Listed $52,000 NTREIS
• 2020-03-24 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,036 · -2.5% YoY. Source: county tax records.