909 S Carlton St · Ennis, TX 75119

$172,000

4 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 55 Days on market

Built 1959 6,795 sqft lot $156/sqft · 6% above area Est $214k · 20% under ↓ 4% since listing

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming home located in the heart of Ennis on over sized corner lot! This home at 909 S Carlton St offers a great opportunity for homeowners or investors alike. Conveniently situated near local shops, dining, and schools, this property provides both comfort and accessibility. Featuring 4 bedrooms, 1 bath and a newer roof. There’s plenty of potential to make this charming home your own. It's large corner lot allows you room to expand or build on. Don’t miss this chance to own a piece of a growing community! Come by and see before it gone!

Key facts

• Newer roof
• Dining
• Schools

Tags

• CORNER LOT
• LOCAL SHOPS
• DINING
• SCHOOLS
• NEWER ROOF

Property features AI

Finance

• Other: All personal property excluded from sale
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; Asphalt and paved parking surfaces
• Security: No specific security features provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Built in 1959; Preowned
• Construction: Built in 1959
• Exterior features: Lot less than 0.5 acre; GPS-friendly directions; Subdivision: EDGEWOOD ENNIS

Interior

• Kitchen: Gas cooktop
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Wall/window unit(s)
• Interior features: Cable TV available; Eat-in kitchen; Pantry; One living area; One dining area; Total room count: 4; One level
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $167k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.5% in Ennis — 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 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Houston El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 302 students, 77% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 363 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 30% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $5k 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 55 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 35% 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 $166,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.13% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (median comp): $214,399
• List price: $172,000
• Delta: -19.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Edgewood St	0.05mi	3/2.0 (-1)	1,118 (+2%)	5mo	$189,500	$169	82
900 Metropolitan St	0.09mi	4/2.0	1,112 (+1%)	14mo	$195,000	$175	79
1207 W Burnett St	0.17mi	3/1.5 (-1)	1,034 (-6%)	9mo	$125,000	$121	68
806 Metropolitan St	0.10mi	3/1.5 (-1)	936 (-15%)	5mo	$197,900	$211	59
712 W Knox St	0.66mi	3/1.5 (-1)	1,224 (+11%)	3mo	$249,999	$204	41
806 Meriott St	0.36mi	3/2.0 (-1)	1,255 (+14%)	13mo	$245,000	$195	40
1204 Ann Dr	0.23mi	3/1.5 (-1)	936 (-15%)	23mo	$220,000	$235	38
808 Biloxi Dr	0.69mi	3/2.0 (-1)	1,187 (+8%)	15mo	$350,000	$295	33

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,597
• Equity at exit: $25,646

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $32,126
• Equity at exit: $14,871

Cash invested: $48,160 (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 75119

• Rents YoY: 3.0%
• Active inventory: 363
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$902
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $414

Break-even live

Break-even rent $1,413

Max offer price $172,000

Occupancy floor 74%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 W Waco St Ennis, TX	3.0	2.0	1092	$1,750	$1.60	13d	1	0.35mi
1212 Grace Cir Ennis, TX	1.0–3.0	1.0–2.0	905	$1,500	$1.66	1d	2	0.44mi
1101 Biloxi Dr Ennis, TX	1.0–3.0	1.0–2.0	909	$1,575	$1.73	1d	4	0.72mi
508 W Baylor St Apt B Ennis, TX	3.0	2.0	1260	$1,495	$1.19	22d	1	0.79mi
715 W Tyler St Unit 715 Ennis, TX	4.0	1.5	1000	$1,700	$1.70	44d	1	0.98mi
206 E Belknap St Ennis, TX	3.0	1.0	1442	$1,700	$1.18	44d	1	1.12mi
904 Wildflower St Ennis, TX	3.0	2.0	1302	$2,099	$1.61	25d	1	1.12mi
1050 E Burnett St Unit 1B Ennis, TX	3.0	2.0	1164	$1,595	$1.37	44d	1	1.35mi

Listing history 14 events

1. 2026-06-18
   days on market $172,000 Active 55 DOM
2. 2026-06-17
   days on market $172,000 Active 54 DOM
3. 2026-06-16
   days on market $172,000 Active 53 DOM
4. 2026-06-15
   days on market $172,000 Active 52 DOM
5. 2026-06-13
   days on market $172,000 Active 50 DOM
6. 2026-06-09
   days on market $172,000 Active 46 DOM
7. 2026-06-08
   days on market $172,000 Active 45 DOM
8. 2026-06-07
   days on market $172,000 Active 44 DOM
9. 2026-06-04
   days on market $172,000 Active 41 DOM
10. 2026-06-03
    days on market $172,000 Active 40 DOM
11. 2026-06-02
    days on market $172,000 Active 39 DOM
12. 2026-06-01
    days on market $172,000 Active 38 DOM
13. 2026-05-31
    days on market $172,000 Active 37 DOM
14. 2026-04-10
    listed $179,999 Active 557-char remark

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $3,148 · $262/mo
• Expected delta: +$1,435/yr (+$120/mo · 83.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,250
• − Mortgage interest: −$9,635
• − Property taxes: −$1,712
• − Insurance: −$860
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$5,004
• Taxable income: $2,320
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $4,415/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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

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 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

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: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• 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

-4.4% since first listed

2 events — show timeline

• 2026-05-27 Price Changed $172,000 NTREIS
• 2026-04-10 Listed $179,999 NTREIS

Property tax history

+2.6%/yr

Latest (2025): $1,712 · +10.9% YoY. Source: county tax records.