202 Modene Ave · Waxahachie, TX 75165

$238,000

3 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 119 Days on market

Built 1987 8,189 sqft lot $165/sqft · 15% below area Est $280k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +8.2/30.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-Bedroom Home with Oversized Backyard Near Downtown! Life at 202 Modene Avenue is about settling into a rhythm that feels comfortable and unforced, where mornings begin on a welcoming front porch and evenings stretch out beneath mature shade trees in the backyard. Set on an oversized 8,189-square-foot lot in an established Waxahachie neighborhood, this 3-bedroom, 2-bath home offers 1,441 square feet of thoughtfully designed living space that feels both open and inviting without wasting a single inch. Inside, the layout flows naturally from the main living area into the kitchen and dining space, making it easy to stay connected whether you’re hosting friends or enjoying a quiet night at home. Tile floors and neutral tones allow natural light to move freely throughout, while the kitchen provides ample cabinetry, stainless steel appliances, and a breakfast bar that works just as well for weekday mornings as it does for casual entertaining. The dining area’s bay windows frame backyard views and add a sense of warmth that carries through the home. The primary suite is privately positioned, offering a comfortable retreat with soft carpeting, generous light, and an en-suite bath featuring dual sinks that simplify daily routines, while the additional bedrooms offer flexibility for family, guests, or a home office. Outside, the fully fenced backyard delivers space to truly use whether that means gardening, hosting weekend cookouts on the patio, or simply enjoying the shade of a mature tree with a storage shed ready for tools or hobbies. Located just minutes from historic downtown Waxahachie, the home places you close to local shops, coffee spots, community events, parks, schools, and major routes like Highway 287 and I-35, blending small-town character with everyday convenience.

Key facts

• Ample cabinetry
• Mature shade trees
• Oversized backyard

Tags

• OVERSIZED BACKYARD
• MATURE SHADE TREES
• ESTABLISHED NEIGHBORHOOD
• AMPLE CABINETRY
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (15.3% below list).
• Recommended offer: $199k (16.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.3% in Waxahachie — 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 78/100 on livability (#71 in TX, #2,592 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: commute F.
• Waxahachie ISD (suburban): math 45% / reading 44% proficiency, ranked #253 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northside El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 523 students, 65% FRL); Finley J H (math 46% / reading 39%, grade D-, #553 of 1,662 statewide, top 34%, 816 students, 49% FRL); Waxahachie H S (math 38% / reading 46%, grade F, #730 of 1,632 statewide, top 47%, 2,963 students, 45% FRL).
• Market conditions: Rents rising (+3.4%/yr); 865 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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.
• Current owner paid $68k; list at $238k implies a 253% gain — meaningful room to come down on a strong offer.

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 $198,978 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.85% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 9.8

CMA / ARV

• ARV (median comp): $280,138
• List price: $238,000
• Delta: -15.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Morene Ave	0.17mi	3/2.0	1,447 (+0%)	2mo	$269,500	$186	90
210 Myrtle Ave	0.07mi	3/2.0	1,568 (+9%)	4mo	$280,000	$179	79
102 Modene Ave	0.12mi	3/2.0	1,314 (-9%)	6mo	$264,900	$202	75
340 Creekside Way	0.40mi	3/2.0	1,472 (+2%)	4mo	$264,000	$179	74
315 Myrtle Ave	0.27mi	3/2.0	1,554 (+8%)	0mo	$299,000	$192	74
91 Post Oak Dr	0.42mi	3/2.0	1,499 (+4%)	2mo	$273,990	$183	72
304 Floyd St	0.68mi	3/2.0	1,456 (+1%)	3mo	$275,000	$189	64
304 Creekside Way	0.50mi	3/2.0	1,539 (+7%)	7mo	$269,900	$175	59
105 Tanglewood Ln	0.54mi	3/2.0	1,303 (-10%)	5mo	$275,000	$211	55
114 E Ross St	0.60mi	3/2.0	1,285 (-11%)	1mo	$269,900	$210	53
500 Farley St	0.68mi	3/2.0	1,578 (+10%)	0mo	$365,000	$231	52
204 Tanglewood Ln	0.61mi	3/2.0	1,629 (+13%)	3mo	$310,000	$190	47

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.22×
• Total profit: $-51,686
• Equity at exit: $35,487

10-year hold

• IRR: -15.4%
• Equity multiple: 0.11×
• Total profit: $-59,208
• Equity at exit: $20,578

Cash invested: $66,640 (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 75165

• Home prices YoY: -24.5%
• Rents YoY: 3.4%
• Active inventory: 865
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$466 /mo · $5,597/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-221

Break-even live

Break-even rent $2,296

Max offer price $198,978

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-154	+0% $-221	+5% $-288	+10% $-356
Rent	-10% $-380	-5% $-301	+0% $-221	+5% $-141	+10% $-62
Rate	-1.0pp $-101	-0.5pp $-160	base $-221	+0.5pp $-283	+1.0pp $-345

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Monticello Dr Waxahachie, TX	3.0	2.0	1404	$1,995	$1.42	15d	1	0.14mi
113 Monticello Dr Waxahachie, TX	3.0	2.0	1404	$1,995	$1.42	23d	1	0.14mi
207 Kirksey St Waxahachie, TX	3.0	1.0	1436	$1,795	$1.25	22d	1	0.25mi
101 Wilmington Ave Waxahachie, TX	3.0	2.0	1624	$2,124	$1.31	22d	1	0.34mi
112 Savannah St Waxahachie, TX	3.0	2.0	1359	$1,950	$1.43	20d	1	0.44mi
342 Leisure Ln Waxahachie, TX	4.0	2.0	1755	$2,250	$1.28	13d	1	0.47mi
342 Leisure Ln Waxahachie, TX	4.0	2.0	1755	$2,250	$1.28	1d	1	0.47mi
502 Brown St Waxahachie, TX	3.0	1.5	1034	$1,700	$1.64	45d	1	0.49mi
102 Cherokee Ct Waxahachie, TX	3.0	2.0	1200	$2,150	$1.79	20d	1	0.74mi
819 Hibiscus Trl Waxahachie, TX	3.0	2.0	1350	$1,975	$1.46	0d	5	0.78mi
803 Hibiscus Trl Waxahachie, TX	3.0	2.0	1350	$1,975	$1.46	26d	1	0.81mi
111 Rousseau St Waxahachie, TX	3.0	1.0	884	$1,800	$2.04	26d	1	0.82mi
691 Cornell Ln Waxahachie, TX	1.0–2.0	1.0–2.0	928	$1,795	$1.93	0d	2	0.86mi
15 Northgate Dr Waxahachie, TX	2.0	2.0	1017	$1,795	$1.76	0d	3	0.87mi
208 Lewis St Waxahachie, TX	3.0	2.0	1236	$2,100	$1.70	45d	1	0.87mi
2200 Brown St Waxahachie, TX	1.0–2.0	1.0–2.0	744	$1,457	$1.96	0d	24	0.88mi
510 W Marvin Ave Apt 207 Waxahachie, TX	2.0	1.5	904	$1,125	$1.24	21d	1	0.94mi
510 W Marvin Ave Unit 211 Waxahachie, TX	2.0	1.5	904	$1,150	$1.27	45d	1	0.94mi
410 N Flat St Waxahachie, TX	3.0	1.0	916	$1,695	$1.85	45d	1	0.94mi
708 Nandina Way Waxahachie, TX	3.0	2.0	1680	$2,395	$1.43	45d	1	0.96mi
100 Northgate Dr Waxahachie, TX	2.0–3.0	1.5–2.0	948	$1,600	$1.69	17d	1	1.06mi
131 Village Pkwy Waxahachie, TX	2.0	1.0–2.0	772	$2,040	$2.64	0d	17	1.07mi
104 Auburn St Waxahachie, TX	3.0	2.0	1622	$2,100	$1.29	9d	1	1.14mi
380 Solon Rd Waxahachie, TX	1.0–2.0	1.0–2.0	987	$1,725	$1.75	0d	4	1.18mi
196 Brandie Mac Ln Waxahachie, TX	3.0	2.0	1685	$2,049	$1.22	18d	1	1.20mi
121 Elder St Waxahachie, TX	4.0	2.0	1463	$2,300	$1.57	18d	1	1.22mi
104 Griffin St Waxahachie, TX	3.0	2.0	1200	$1,850	$1.54	45d	1	1.24mi
128 Richh St Waxahachie, TX	3.0	2.0	1555	$1,979	$1.27	4d	1	1.24mi
240 Park Place Blvd Waxahachie, TX	1.0–2.0	1.0–2.0	975	$1,955	$2.01	0d	26	1.25mi
224 Patrick St Waxahachie, TX	3.0	2.0	1766	$2,250	$1.27	9d	1	1.25mi
1334 Wyatt St Waxahachie, TX	3.0	2.0	1650	$2,200	$1.33	9d	1	1.27mi
1350 Wyatt St Waxahachie, TX	3.0	2.0	1656	$2,300	$1.39	45d	1	1.27mi
117 Solon Rd Waxahachie, TX	3.0	2.0	1270	$1,700	$1.34	45d	1	1.28mi
116 Bison Meadow Dr Waxahachie, TX	3.0	2.0	1743	$2,100	$1.20	26d	1	1.29mi
1831 John Arden Dr Waxahachie, TX	1.0–2.0	1.0–2.0	751	$1,487	$1.98	0d	14	1.34mi
1831 John Arden Dr Waxahachie, TX	1.0–2.0	1.0–2.0	751	$1,757	$2.34	45d	16	1.34mi
423 Dr Martin Luther King Jr Blvd Waxahachie, TX	2.0	1.0	1152	$1,395	$1.21	9d	1	1.37mi
105 Trey Ct Waxahachie, TX	3.0	2.0	1288	$2,050	$1.59	26d	1	1.37mi
105 Lance Dr Waxahachie, TX	3.0	2.0	1152	$1,625	$1.41	23d	1	1.38mi
105 Lance Dr Waxahachie, TX	3.0	2.0	1152	$1,625	$1.41	45d	1	1.38mi

Listing history 39 events

1. 2026-06-08
   statusdays on market $238,000 Pending 119 DOM
2. 2026-06-07
   days on market $238,000 Active Option Contract 118 DOM
3. 2026-06-04
   days on market $238,000 Active Option Contract 115 DOM
4. 2026-06-03
   days on market $238,000 Active Option Contract 114 DOM
5. 2026-06-02
   days on market $238,000 Active Option Contract 113 DOM
6. 2026-06-01
   days on market $238,000 Active Option Contract 112 DOM
7. 2026-05-31
   days on market $238,000 Active Option Contract 111 DOM
8. 2026-04-30
   status Active 1814-char remark

   Show marketing remark (1814 chars)

   3-Bedroom Home with Oversized Backyard Near Downtown! Life at 202 Modene Avenue is about settling into a rhythm that feels comfortable and unforced, where mornings begin on a welcoming front porch and evenings stretch out beneath mature shade trees in the backyard. Set on an oversized 8,189-square-foot lot in an established Waxahachie neighborhood, this 3-bedroom, 2-bath home offers 1,441 square feet of thoughtfully designed living space that feels both open and inviting without wasting a single inch. Inside, the layout flows naturally from the main living area into the kitchen and dining space, making it easy to stay connected whether you’re hosting friends or enjoying a quiet night at home. Tile floors and neutral tones allow natural light to move freely throughout, while the kitchen provides ample cabinetry, stainless steel appliances, and a breakfast bar that works just as well for weekday mornings as it does for casual entertaining. The dining area’s bay windows frame backyard views and add a sense of warmth that carries through the home. The primary suite is privately positioned, offering a comfortable retreat with soft carpeting, generous light, and an en-suite bath featuring dual sinks that simplify daily routines, while the additional bedrooms offer flexibility for family, guests, or a home office. Outside, the fully fenced backyard delivers space to truly use whether that means gardening, hosting weekend cookouts on the patio, or simply enjoying the shade of a mature tree with a storage shed ready for tools or hobbies. Located just minutes from historic downtown Waxahachie, the home places you close to local shops, coffee spots, community events, parks, schools, and major routes like Highway 287 and I-35, blending small-town character with everyday convenience.

9. 2026-03-29
   status Pending 1814-char remark

   Show marketing remark (1814 chars)

   3-Bedroom Home with Oversized Backyard Near Downtown! Life at 202 Modene Avenue is about settling into a rhythm that feels comfortable and unforced, where mornings begin on a welcoming front porch and evenings stretch out beneath mature shade trees in the backyard. Set on an oversized 8,189-square-foot lot in an established Waxahachie neighborhood, this 3-bedroom, 2-bath home offers 1,441 square feet of thoughtfully designed living space that feels both open and inviting without wasting a single inch. Inside, the layout flows naturally from the main living area into the kitchen and dining space, making it easy to stay connected whether you’re hosting friends or enjoying a quiet night at home. Tile floors and neutral tones allow natural light to move freely throughout, while the kitchen provides ample cabinetry, stainless steel appliances, and a breakfast bar that works just as well for weekday mornings as it does for casual entertaining. The dining area’s bay windows frame backyard views and add a sense of warmth that carries through the home. The primary suite is privately positioned, offering a comfortable retreat with soft carpeting, generous light, and an en-suite bath featuring dual sinks that simplify daily routines, while the additional bedrooms offer flexibility for family, guests, or a home office. Outside, the fully fenced backyard delivers space to truly use whether that means gardening, hosting weekend cookouts on the patio, or simply enjoying the shade of a mature tree with a storage shed ready for tools or hobbies. Located just minutes from historic downtown Waxahachie, the home places you close to local shops, coffee spots, community events, parks, schools, and major routes like Highway 287 and I-35, blending small-town character with everyday convenience.

10. 2026-03-22
    historical Active Option Contract 1814-char remark

    Show marketing remark (1814 chars)

    3-Bedroom Home with Oversized Backyard Near Downtown! Life at 202 Modene Avenue is about settling into a rhythm that feels comfortable and unforced, where mornings begin on a welcoming front porch and evenings stretch out beneath mature shade trees in the backyard. Set on an oversized 8,189-square-foot lot in an established Waxahachie neighborhood, this 3-bedroom, 2-bath home offers 1,441 square feet of thoughtfully designed living space that feels both open and inviting without wasting a single inch. Inside, the layout flows naturally from the main living area into the kitchen and dining space, making it easy to stay connected whether you’re hosting friends or enjoying a quiet night at home. Tile floors and neutral tones allow natural light to move freely throughout, while the kitchen provides ample cabinetry, stainless steel appliances, and a breakfast bar that works just as well for weekday mornings as it does for casual entertaining. The dining area’s bay windows frame backyard views and add a sense of warmth that carries through the home. The primary suite is privately positioned, offering a comfortable retreat with soft carpeting, generous light, and an en-suite bath featuring dual sinks that simplify daily routines, while the additional bedrooms offer flexibility for family, guests, or a home office. Outside, the fully fenced backyard delivers space to truly use whether that means gardening, hosting weekend cookouts on the patio, or simply enjoying the shade of a mature tree with a storage shed ready for tools or hobbies. Located just minutes from historic downtown Waxahachie, the home places you close to local shops, coffee spots, community events, parks, schools, and major routes like Highway 287 and I-35, blending small-town character with everyday convenience.

11. 2026-02-03
    status Active 1814-char remark

    Show marketing remark (1814 chars)

    3-Bedroom Home with Oversized Backyard Near Downtown! Life at 202 Modene Avenue is about settling into a rhythm that feels comfortable and unforced, where mornings begin on a welcoming front porch and evenings stretch out beneath mature shade trees in the backyard. Set on an oversized 8,189-square-foot lot in an established Waxahachie neighborhood, this 3-bedroom, 2-bath home offers 1,441 square feet of thoughtfully designed living space that feels both open and inviting without wasting a single inch. Inside, the layout flows naturally from the main living area into the kitchen and dining space, making it easy to stay connected whether you’re hosting friends or enjoying a quiet night at home. Tile floors and neutral tones allow natural light to move freely throughout, while the kitchen provides ample cabinetry, stainless steel appliances, and a breakfast bar that works just as well for weekday mornings as it does for casual entertaining. The dining area’s bay windows frame backyard views and add a sense of warmth that carries through the home. The primary suite is privately positioned, offering a comfortable retreat with soft carpeting, generous light, and an en-suite bath featuring dual sinks that simplify daily routines, while the additional bedrooms offer flexibility for family, guests, or a home office. Outside, the fully fenced backyard delivers space to truly use whether that means gardening, hosting weekend cookouts on the patio, or simply enjoying the shade of a mature tree with a storage shed ready for tools or hobbies. Located just minutes from historic downtown Waxahachie, the home places you close to local shops, coffee spots, community events, parks, schools, and major routes like Highway 287 and I-35, blending small-town character with everyday convenience.

12. 2026-02-03
    status Pending 1814-char remark

    Show marketing remark (1814 chars)

    3-Bedroom Home with Oversized Backyard Near Downtown! Life at 202 Modene Avenue is about settling into a rhythm that feels comfortable and unforced, where mornings begin on a welcoming front porch and evenings stretch out beneath mature shade trees in the backyard. Set on an oversized 8,189-square-foot lot in an established Waxahachie neighborhood, this 3-bedroom, 2-bath home offers 1,441 square feet of thoughtfully designed living space that feels both open and inviting without wasting a single inch. Inside, the layout flows naturally from the main living area into the kitchen and dining space, making it easy to stay connected whether you’re hosting friends or enjoying a quiet night at home. Tile floors and neutral tones allow natural light to move freely throughout, while the kitchen provides ample cabinetry, stainless steel appliances, and a breakfast bar that works just as well for weekday mornings as it does for casual entertaining. The dining area’s bay windows frame backyard views and add a sense of warmth that carries through the home. The primary suite is privately positioned, offering a comfortable retreat with soft carpeting, generous light, and an en-suite bath featuring dual sinks that simplify daily routines, while the additional bedrooms offer flexibility for family, guests, or a home office. Outside, the fully fenced backyard delivers space to truly use whether that means gardening, hosting weekend cookouts on the patio, or simply enjoying the shade of a mature tree with a storage shed ready for tools or hobbies. Located just minutes from historic downtown Waxahachie, the home places you close to local shops, coffee spots, community events, parks, schools, and major routes like Highway 287 and I-35, blending small-town character with everyday convenience.

13. 2026-01-09
    listed $238,000 Active 1814-char remark

    Show marketing remark (1814 chars)

    3-Bedroom Home with Oversized Backyard Near Downtown! Life at 202 Modene Avenue is about settling into a rhythm that feels comfortable and unforced, where mornings begin on a welcoming front porch and evenings stretch out beneath mature shade trees in the backyard. Set on an oversized 8,189-square-foot lot in an established Waxahachie neighborhood, this 3-bedroom, 2-bath home offers 1,441 square feet of thoughtfully designed living space that feels both open and inviting without wasting a single inch. Inside, the layout flows naturally from the main living area into the kitchen and dining space, making it easy to stay connected whether you’re hosting friends or enjoying a quiet night at home. Tile floors and neutral tones allow natural light to move freely throughout, while the kitchen provides ample cabinetry, stainless steel appliances, and a breakfast bar that works just as well for weekday mornings as it does for casual entertaining. The dining area’s bay windows frame backyard views and add a sense of warmth that carries through the home. The primary suite is privately positioned, offering a comfortable retreat with soft carpeting, generous light, and an en-suite bath featuring dual sinks that simplify daily routines, while the additional bedrooms offer flexibility for family, guests, or a home office. Outside, the fully fenced backyard delivers space to truly use whether that means gardening, hosting weekend cookouts on the patio, or simply enjoying the shade of a mature tree with a storage shed ready for tools or hobbies. Located just minutes from historic downtown Waxahachie, the home places you close to local shops, coffee spots, community events, parks, schools, and major routes like Highway 287 and I-35, blending small-town character with everyday convenience.

14. 2025-12-19
    historical
15. 2025-11-20
    price $254,800
16. 2025-09-19
    price $275,000
17. 2025-06-15
    listed $285,000 Active
18. 2021-09-21
    soldstatus
19. 2021-09-21
    soldstatus
20. 2021-09-17
    soldstatus Sold
21. 2021-09-03
    status Pending
22. 2021-08-24
    historical Active Option Contract
23. 2021-08-17
    listed $234,900 Active
24. 2020-04-28
    soldstatus
25. 2020-04-27
    soldstatus Sold
26. 2020-03-26
    status Pending
27. 2020-03-23
    historical Active Option Contract
28. 2020-03-22
    status Active
29. 2020-03-17
    historical Active Option Contract
30. 2020-03-10
    listed $179,900 Active
31. 2018-12-31
    soldstatus
32. 2012-03-06
    soldstatus
33. 2012-03-05
    soldstatus Closed
34. 2012-02-27
    status Pending
35. 2012-02-17
    historical Active Option Contract
36. 2012-02-13
    listed $85,000 Active
37. 1997-08-04
    soldstatus
38. 1988-01-25
    soldstatus $67,500
39. 1987-09-24
    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: $5,597 · $466/mo
• Projected year-2 tax: $5,597 · $466/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,195
• − Mortgage interest: −$13,332
• − Property taxes: −$5,597
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$6,924
• Taxable loss: −$6,719
• Est. tax savings @ 24.0%: +$1,613
• After-tax cash flow: $-1,038/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: Waxahachie ISD
• NCES district ID: 4844730
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $59,434
• Composite: 39.14/100
• National rank: #4034
• State rank: #253 of 826 in TX

Livability — Waxahachie

• Score: 78/100
• State rank: #71
• US rank: #2592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waxahachie, TX
• County: Ellis County · 199,237 people
• City population: 67,417
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 53,513
• Household income: $86,391
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1365.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 26% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.58%
• Current HPI: 255.0247
• Rent YoY: ▲ 3.40%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

+252.6% since first listed

32 events — show timeline

• 2026-04-30 Relisted — NTREIS
• 2026-03-29 Pending — NTREIS
• 2026-03-22 Contingent — NTREIS
• 2026-02-03 Relisted — NTREIS
• 2026-02-03 Pending — NTREIS
• 2026-01-09 Listed $238,000 NTREIS
• 2025-12-19 Listing Removed — NTREIS
• 2025-11-20 Price Changed $254,800 NTREIS
• 2025-09-19 Price Changed $275,000 NTREIS
• 2025-06-15 Listed $285,000 NTREIS
• 2021-09-21 Sold (Public Records) — Public Records
• 2021-09-21 Sold (Public Records) — Public Records
• 2021-09-17 Sold (MLS) — NTREIS
• 2021-09-03 Pending — NTREIS
• 2021-08-24 Contingent — NTREIS
• 2021-08-17 Listed $234,900 NTREIS
• 2020-04-28 Sold (Public Records) — Public Records
• 2020-04-27 Sold (MLS) — NTREIS
• 2020-03-26 Pending — NTREIS
• 2020-03-23 Contingent — NTREIS
• 2020-03-22 Relisted — NTREIS
• 2020-03-17 Contingent — NTREIS
• 2020-03-10 Listed $179,900 NTREIS
• 2018-12-31 Sold (Public Records) — Public Records
• 2012-03-06 Sold (Public Records) — Public Records
• 2012-03-05 Sold (MLS) — NTREIS
• 2012-02-27 Pending — NTREIS
• 2012-02-17 Contingent — NTREIS
• 2012-02-13 Listed $85,000 NTREIS
• 1997-08-04 Sold (Public Records) — Public Records
• 1988-01-25 Sold (Public Records) $67,500 Public Records
• 1987-09-24 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $5,597 · +0.2% YoY. Source: county tax records.