105 Poplar St · Skellytown, TX 79080

$99,900

3 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 314 Days on market

Built 1940 0.33 ac lot $77/sqft · 291% above area

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Why this score? — see what drove the C+ 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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Appreciation +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: New windows New water lines (2024)Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Call today for your private showing before it's gone!

Key facts

• Brand new appliances
• Updated kitchen
• Huge lot

Tags

• UPDATED KITCHEN
• BRAND NEW APPLIANCES
• SEPARATE LAUNDRY AREA
• ABUNDANT STORAGE
• NEW WINDOWS
• HUGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,074 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: schools C-, employment C-, crime F.
• White Deer ISD (rural): math 45% / reading 48% proficiency, ranked #439 of 1,141 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 39 units permitted in Carson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carson County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $25,524
• List price: $99,900
• Delta: 291.39%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Lindberg St	0.36mi	3/1.0	1,120 (-13%)	11mo	$25,999	$23	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,018
• Equity at exit: $14,895

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $16,520
• Equity at exit: $8,638

Cash invested: $27,972 (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 79080

• Home prices YoY: -3.5%
• Active inventory: 4
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $222

Break-even live

Break-even rent $862

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $279	-5% $251	+0% $222	+5% $194	+10% $166
Rent	-10% $132	-5% $177	+0% $222	+5% $267	+10% $313
Rate	-1.0pp $273	-0.5pp $248	base $222	+0.5pp $196	+1.0pp $170

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $99,900 Active 314 DOM
2. 2026-06-21
   days on market $99,900 Active 313 DOM
3. 2026-06-18
   days on market $99,900 Active 311 DOM
4. 2026-06-17
   days on market $99,900 Active 310 DOM
5. 2026-06-16
   days on market $99,900 Active 309 DOM
6. 2026-06-15
   days on market $99,900 Active 308 DOM
7. 2026-06-15
   days on market $99,900 Active 307 DOM
8. 2026-06-13
   days on market $99,900 Active 306 DOM
9. 2026-06-12
   days on market $99,900 Active 305 DOM
10. 2026-06-09
    days on market $99,900 Active 302 DOM
11. 2026-06-08
    days on market $99,900 Active 301 DOM
12. 2026-06-08
    days on market $99,900 Active 300 DOM
13. 2026-06-06
    days on market $99,900 Active 299 DOM
14. 2026-06-03
    days on market $99,900 Active 296 DOM
15. 2026-06-02
    days on market $99,900 Active 295 DOM
16. 2026-06-01
    days on market $99,900 Active 294 DOM
17. 2026-05-31
    days on market $99,900 Active 293 DOM
18. 2026-05-10
    price $99,900 732-char remark

    Show marketing remark (744 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: • New windows • New water lines (2024) Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Schedule your showing today before it's gone!

19. 2026-05-10
    price $99,900 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: • New windows • New water lines (2024) Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Schedule your showing today before it's gone!

20. 2025-12-10
    status Active 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: • New windows • New water lines (2024) Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Schedule your showing today before it's gone!

21. 2025-11-25
    status Active 732-char remark

    Show marketing remark (732 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: New windows New water lines (2024)Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Call today for your private showing before it's gone!

22. 2025-11-05
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: • New windows • New water lines (2024) Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Schedule your showing today before it's gone!

23. 2025-10-14
    status Active 744-char remark

    Show marketing remark (732 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: New windows New water lines (2024)Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Call today for your private showing before it's gone!

24. 2025-10-14
    status Active 732-char remark

    Show marketing remark (732 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: New windows New water lines (2024)Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Call today for your private showing before it's gone!

25. 2025-10-07
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: • New windows • New water lines (2024) Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Schedule your showing today before it's gone!

26. 2025-09-22
    price $77,500 732-char remark

    Show marketing remark (744 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: • New windows • New water lines (2024) Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Schedule your showing today before it's gone!

27. 2025-09-22
    price $77,500 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: • New windows • New water lines (2024) Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Schedule your showing today before it's gone!

28. 2025-07-10
    listed $99,900 Active 732-char remark

    Show marketing remark (732 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: New windows New water lines (2024)Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Call today for your private showing before it's gone!

29. 2025-06-29
    listed $99,900 Active 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this updated 3-bedroom, 2-bath property that's move-in ready and full of charm. From the moment you walk in, you'll notice the fresh updates and comfortable layout designed for everyday living. Enjoy cooking in the bright, modern kitchen featuring brand-new appliances that all stay -- even the water heater! The large, isolated master suite is your private retreat, while a separate laundry area and abundant garage storage add extra convenience. Recent upgrades give peace of mind, including: • New windows • New water lines (2024) Situated on over a quarter-acre lot, you'll have plenty of space to garden, entertain, or simply enjoy that quiet, small-town feel. Schedule your showing today before it's gone!

30. 2025-04-10
    listed $99,900 Active
31. 2024-05-22
    soldstatus
32. 2024-04-26
    soldstatus Closed
33. 2024-04-19
    status Pending
34. 2024-03-18
    listed $49,000 Active
35. 2022-11-14
    listed $55,000 Active
36. 2005-05-24
    soldstatus
37. 1997-09-26
    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: $1,387 · $116/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$441/yr (+$37/mo · 31.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 71% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,723
• − Mortgage interest: −$5,596
• − Property taxes: −$1,387
• − Insurance: −$500
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,906
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,394/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: White Deer ISD
• NCES district ID: 4845450
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $59,137
• Composite: 42.91/100
• National rank: #6705
• State rank: #439 of 1141 in TX

Livability — Skellytown

• Score: 60/100
• State rank: #1074
• US rank: #19056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Skellytown, TX
• Population (ZIP): 498

Population outlook (Carson County) Hauer SSP2

• Today (2025): 5,631 people
• By 2030: 5,516 · -2.0%
• By 2040: 5,190 · -7.8%
• By 2050: 5,007 · -11.1%
• By 2075: 4,509 · -19.9%
• By 2100: 3,458 · -38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 7% Chinese 2%

Political lean MEDSL · Carson

• 2024 margin: Solid R (+81.2) · D 9.1% · R 90.3%
• 2008→2024 swing: -9.3pp toward R · 2008: -71.9pp · 2024: -81.2pp
• All cycles: 2024: R+81.2 2020: R+79.5 2016: R+80.4 2012: R+77.8 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.44%
• Current HPI: 95.2703
• 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

+81.6% since first listed

20 events — show timeline

• 2026-05-10 Price Changed $99,900 PBOR
• 2026-05-10 Price Changed $99,900 AARMLS
• 2025-12-10 Relisted — AARMLS
• 2025-11-25 Relisted — PBOR
• 2025-11-05 Pending — AARMLS
• 2025-10-14 Relisted — AARMLS
• 2025-10-14 Relisted — PBOR
• 2025-10-07 Pending — AARMLS
• 2025-09-22 Price Changed $77,500 PBOR
• 2025-09-22 Price Changed $77,500 AARMLS
• 2025-07-10 Listed $99,900 PBOR
• 2025-06-29 Listed $99,900 AARMLS
• 2025-04-10 Listed $99,900 PBOR
• 2024-05-22 Sold (Public Records) — Public Records
• 2024-04-26 Sold (MLS) — AARMLS
• 2024-04-19 Pending — AARMLS
• 2024-03-18 Listed $49,000 AARMLS
• 2022-11-14 Listed $55,000 PBOR
• 2005-05-24 Sold (Public Records) — Public Records
• 1997-09-26 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,387 · -6.8% YoY. Source: county tax records.