2001 Bomar St · Marshall, TX 75670

$124,900

2 bd · 1.0 ba · 1,116 sqft · SingleFamily · 31 Days on market

Built 1983 Good condition 6,011 sqft lot Est $89k · 40% over

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Why this score? — see what drove the F 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 +14.3/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Recently renovated and move-in ready, this versatile 2-bedroom, 1 bathroom home in Marshall, Texas offers 1,116 square feet of functional living space with modern updates throughout. Originally converted from office space to residential use, the property features an open-concept layout with durable flooring, fresh neutral paint, updated lighting, and a bright, clean aesthetic that fits a variety of styles. The spacious living and kitchen area creates an easy flow for everyday living, while the updated kitchen includes refreshed cabinetry, modern countertops, and ample storage. The bathroom has been tastefully renovated with contemporary finishes, and both bedrooms offer comfortable space wi

Key facts

• Move-in ready
• Private fenced patio
• Updated kitchen

Tags

• RECENTLY RENOVATED
• MOVE-IN READY
• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• PRIVATE FENCED PATIO
• CONVENIENT PARKING ACCESS

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Composition roof
• Exterior features: Rolling slope lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas central heating
• Interior features: Dishwasher; Refrigerator; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $23 ($271/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (10.2% below list).
• Recommended offer: $112k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 32% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,119 (10.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $89,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1805 Brook St	0.36mi	3/1.5 (+1)	1,056 (-5%)	20mo	$84,000	$80	51

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-18,784
• Equity at exit: $18,623

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-14,436
• Equity at exit: $10,799

Cash invested: $34,972 (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 75670

• Home prices YoY: -33.8%
• Active inventory: 143
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $23

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 93%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Elm St Marshall, TX	3.0	1.0	1439	$1,662	$1.15	44d	1	1.05mi
1509 Martin Luther King Jr. Blvd Marshall, TX	2.0–3.0	1.0–2.0	1306	$958	$0.73	44d	8	1.28mi

Listing history 16 events

1. 2026-06-19
   days on market $124,900 Active 31 DOM
2. 2026-06-18
   days on market $124,900 Active 30 DOM
3. 2026-06-17
   days on market $124,900 Active 29 DOM
4. 2026-06-16
   days on market $124,900 Active 28 DOM
5. 2026-06-15
   days on market $124,900 Active 27 DOM
6. 2026-06-14
   days on market $124,900 Active 25 DOM
7. 2026-06-13
   days on market $124,900 Active 24 DOM
8. 2026-06-10
   days on market $124,900 Active 22 DOM
9. 2026-06-09
   days on market $124,900 Active 21 DOM
10. 2026-06-08
    days on market $124,900 Active 20 DOM
11. 2026-06-07
    days on market $124,900 Active 19 DOM
12. 2026-06-02
    days on market $124,900 Active 14 DOM
13. 2026-06-01
    days on market $124,900 Active 13 DOM
14. 2026-05-31
    days on market $124,900 Active 12 DOM
15. 2026-05-30
    days on market $124,900 Active 11 DOM
16. 2026-05-19
    listed $124,900 Active

ⓘ 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: $13,454
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,633
• Taxable loss: −$1,826
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $709/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 · 25 photos

Good 80/100 Cosmetic rehab

This recently renovated and move-in ready home offers a good condition with modern updates and a clean, well-maintained appearance. It is ready for immediate occupancy and can be further enhanced with minor cosmetic upgrades to boost its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value.
• Both Upgrading the kitchen appliances — Modern appliances can improve functionality and attract potential buyers/tenants.
• Both Upgrading the bathroom fixtures — Contemporary finishes can enhance the bathroom's appeal and value.
• Both Upgrading the HVAC system — A modern, energy-efficient HVAC system can improve comfort and reduce utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve functionality and attract potential buyers/tenants. ↑
• Both Upgrading the bathroom fixtures — Contemporary finishes can enhance the bathroom's appeal and value. ↑
• Both Upgrading the HVAC system — A modern, energy-efficient HVAC system can improve comfort and reduce utility costs. ↑

ⓘ 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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, TX
• County: Harrison County · 18,670 people
• City population: 18,670
• Metro: Longview, TX
• Population (ZIP): 18,670
• Household income: $42,386
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 598.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 39% White 35% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.33%
• Current HPI: 100.3741
• Rent YoY: —
• Metro: Longview, 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

1 event — show timeline

• 2026-05-19 Listed $124,900 LAAR