201 Frazior St · Linden, TX 75563

$80,000

2 bd · 2.0 ba · 1,496 sqft · SingleFamily · 155 Days on market

Built 1945 Fair condition 10,498 sqft lot $53/sqft · 44% below area Est $143k · 44% under ↓ 33% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +6.4/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This inviting home offers 2 bedrooms and 2 full bathrooms, plus a versatile bonus room that could easily serve as a third bedroom, home office, or flex space. With a functional layout and solid bones, this property is ready for a little TLC to truly shine. Ideal for buyers looking to personalize their space or investors seeking value-add potential. Enjoy the opportunity to update finishes, add your own style, and build equity. Conveniently located and full of possibilities—don’t miss the chance to make this home your own. Sold as-is

Key facts

• 0.24 acre lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,176 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Linden-Kildare CISD (rural): math 37% / reading 42% proficiency, ranked #450 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.8% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $29k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.35% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.13%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $143,296
• List price: $80,000
• Delta: -44.17%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 W Campbell Rd	0.31mi	3/2.0 (+1)	1,460 (-2%)	3mo	$149,000	$102	74

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

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.24×
• Total profit: $27,843
• Equity at exit: $34,925

10-year hold

• IRR: 23.3%
• Equity multiple: 4.28×
• Total profit: $73,516
• Equity at exit: $53,024

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 75563

• Home prices YoY: 2.0%
• Active inventory: 84
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $301

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 67%

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 19 events

1. 2026-06-18
   days on market $80,000 Active 155 DOM
2. 2026-06-17
   days on market $80,000 Active 154 DOM
3. 2026-06-16
   days on market $80,000 Active 153 DOM
4. 2026-06-15
   days on market $80,000 Active 152 DOM
5. 2026-06-13
   days on market $80,000 Active 150 DOM
6. 2026-06-12
   days on market $80,000 Active 149 DOM
7. 2026-06-10
   days on market $80,000 Active 146 DOM
8. 2026-06-08
   days on market $80,000 Active 145 DOM
9. 2026-06-08
   days on market $80,000 Active 144 DOM
10. 2026-06-05
    days on market $80,000 Active 142 DOM
11. 2026-06-04
    price $80,000 Active 140 DOM
12. 2026-06-03
    days on market $99,999 Active 140 DOM
13. 2026-06-02
    days on market $99,999 Active 139 DOM
14. 2026-06-01
    days on market $99,999 Active 138 DOM
15. 2026-05-31
    days on market $99,999 Active 137 DOM
16. 2026-03-05
    price $99,999 550-char remark

    Show marketing remark (550 chars)

    This inviting home offers 2 bedrooms and 2 full bathrooms, plus a versatile bonus room that could easily serve as a third bedroom, home office, or flex space. With a functional layout and solid bones, this property is ready for a little TLC to truly shine. Ideal for buyers looking to personalize their space or investors seeking value-add potential. Enjoy the opportunity to update finishes, add your own style, and build equity. Conveniently located and full of possibilities—don’t miss the chance to make this home your own. Sold as-is

17. 2026-01-14
    listed $109,000 Active 550-char remark

    Show marketing remark (550 chars)

    This inviting home offers 2 bedrooms and 2 full bathrooms, plus a versatile bonus room that could easily serve as a third bedroom, home office, or flex space. With a functional layout and solid bones, this property is ready for a little TLC to truly shine. Ideal for buyers looking to personalize their space or investors seeking value-add potential. Enjoy the opportunity to update finishes, add your own style, and build equity. Conveniently located and full of possibilities—don’t miss the chance to make this home your own. Sold as-is

18. 2022-09-26
    soldstatus 187-char remark

    Show marketing remark (187 chars)

    This 2 bedroom, 2 bath property sits on a spacious lot right in the heart of Linden, TX. It features two living areas. This home is minutes from shopping and restaurants near Cass County.

19. 2022-08-19
    listed $150,000 187-char remark

    Show marketing remark (187 chars)

    This 2 bedroom, 2 bath property sits on a spacious lot right in the heart of Linden, TX. It features two living areas. This home is minutes from shopping and restaurants near Cass County.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,971
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,327
• Taxable income: $2,487
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $3,016/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its curb appeal and interior condition, with a focus on landscaping, exterior paint, and kitchen updates.

Repairs flagged

• Major Landscaping — Overgrown lawn and debris need significant attention.
• Minor Exterior paint — Paint appears worn in some areas, but not severe enough to require immediate attention.
• Moderate Kitchen cabinets — Dated design and potential wear and tear on the cabinets.

Value-add opportunities

• Both Landscaping and exterior paint — Improving curb appeal and overall appearance.
• Both Kitchen cabinets and appliances — Updating the kitchen will enhance both resale and rental value.
• Both Bathroom fixtures and tile — Updating the bathrooms will improve both resale and rental value.
• Both HVAC and plumbing systems — Ensuring these systems are in good working order will improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown lawn and debris need significant attention.	Major	$15,000–50,000
Exterior paint · Paint appears worn in some areas, but not severe enough to require immediate attention.	Minor	$500–3,000
Kitchen cabinets · Dated design and potential wear and tear on the cabinets.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both Landscaping and exterior paint — Improving curb appeal and overall appearance. ↑
• Both Kitchen cabinets and appliances — Updating the kitchen will enhance both resale and rental value. ↑
• Both Bathroom fixtures and tile — Updating the bathrooms will improve both resale and rental value. ↑
• Both HVAC and plumbing systems — Ensuring these systems are in good working order will improve both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Linden-Kildare CISD
• NCES district ID: 4827540
• Math proficiency: 37% ▲ 11.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $35,293
• Composite: 32.66/100
• National rank: #5659
• State rank: #450 of 826 in TX

Livability — Linden

• Score: 59/100
• State rank: #1176
• US rank: #20579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linden, TX
• Population (ZIP): 3,967

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Hispanic / Latino 5% Two or more races 3% Native American 2%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 142.6814
• 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

4 events — show timeline

• 2026-03-05 Price Changed $99,999 LAAR
• 2026-01-14 Listed $109,000 LAAR
• 2022-09-26 Sold (MLS) — LAAR
• 2022-08-19 Listed $150,000 LAAR