202 E Phillips St · Arp, TX 75750

$109,999

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 116 Days on market

Built 1920 0.34 ac lot $66/sqft · 45% below area Est $199k · 45% under ↓ 58% 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 +26.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +7.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LARGE LOT! We just listed 202 E Phillips St, a charming property located in the heart of Arp, Texas. This delightful three-bedroom, one bathroom home offers a perfect combination of comfort, convenience, and small-town living. The property is being sold AS IS and it does need some work, but it has a lot of potential. This home is on a large lot, and you will also like the big covered front porch. This property has easy access to Texas 135 and Lake Tyler is only 15 minutes away. You will be able to enjoy the many great restaurants that are nearby this location. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. When you call be sure and ask if we have some other properties in the Arp Area.

Key facts

• Covered front porch
• Large lot
• Nearby restaurants

Tags

• LARGE LOT
• COVERED FRONT PORCH
• EASY ACCESS TO TEXAS 135
• NEARBY RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

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 $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#442 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, employment D, amenities F.
• Arp ISD (rural): math 37% / reading 43% proficiency, ranked #400 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $110k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
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: 1.27% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (median comp): $199,205
• List price: $109,999
• Delta: -44.78%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Hodge	0.42mi	3/2.0	1,575 (-5%)	12mo	$214,900	$136	62

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 3.57×
• Total profit: $79,149
• Equity at exit: $99,096

10-year hold

• IRR: 28.4%
• Equity multiple: 8.08×
• Total profit: $218,078
• Equity at exit: $213,704

Cash invested: $30,800 (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 75750

• Home prices YoY: 12.3%
• Active inventory: 61
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $301

Break-even live

Break-even rent $1,014

Max offer price $109,999

Occupancy floor 73%

Sensitivity live

Price	-10% $364	-5% $333	+0% $301	+5% $270	+10% $239
Rent	-10% $191	-5% $246	+0% $301	+5% $356	+10% $412
Rate	-1.0pp $357	-0.5pp $329	base $301	+0.5pp $273	+1.0pp $244

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Cook St #2 Arp, TX	3.0	2.0	1098	$1,395	$1.27	14d	1	0.22mi

Listing history 20 events

1. 2026-06-19
   days on market $109,999 Active 116 DOM
2. 2026-06-18
   days on market $109,999 Active 115 DOM
3. 2026-06-17
   days on market $109,999 Active 114 DOM
4. 2026-06-16
   days on market $109,999 Active 113 DOM
5. 2026-06-15
   days on market $109,999 Active 112 DOM
6. 2026-06-14
   days on market $109,999 Active 110 DOM
7. 2026-06-13
   days on market $109,999 Active 109 DOM
8. 2026-06-10
   days on market $109,999 Active 107 DOM
9. 2026-06-09
   days on market $109,999 Active 106 DOM
10. 2026-06-08
    days on market $109,999 Active 105 DOM
11. 2026-06-07
    days on market $109,999 Active 104 DOM
12. 2026-06-05
    days on market $109,999 Active 101 DOM
13. 2026-06-02
    days on market $109,999 Active 99 DOM
14. 2026-06-01
    days on market $109,999 Active 98 DOM
15. 2026-05-31
    days on market $109,999 Active 97 DOM
16. 2026-05-30
    days on market $109,999 Active 96 DOM
17. 2026-04-16
    soldstatus $46,000
18. 2026-02-23
    listed $109,999 Active 871-char remark

    Show marketing remark (871 chars)

    LARGE LOT! We just listed 202 E Phillips St, a charming property located in the heart of Arp, Texas. This delightful three-bedroom, one bathroom home offers a perfect combination of comfort, convenience, and small-town living. The property is being sold AS IS and it does need some work, but it has a lot of potential. This home is on a large lot, and you will also like the big covered front porch. This property has easy access to Texas 135 and Lake Tyler is only 15 minutes away. You will be able to enjoy the many great restaurants that are nearby this location. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. When you call be sure and ask if we have some other properties in the Arp Area.

19. 2008-04-07
    soldstatus
20. 1988-03-23
    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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$6,162
• − Property taxes: −$2,136
• − Insurance: −$550
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,200
• Taxable income: $2,014
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $3,133/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: Arp ISD
• NCES district ID: 4808730
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $51,075
• Composite: 34.58/100
• National rank: #5165
• State rank: #400 of 826 in TX

Livability — Arp

• Score: 69/100
• State rank: #442
• US rank: #9054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arp, TX
• Population (ZIP): 3,246

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 12% Black 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.45%
• Current HPI: 296.73
• 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

-58.2% since first listed

4 events — show timeline

• 2026-04-16 Sold (Public Records) $46,000 Public Records
• 2026-02-23 Listed $109,999 HARMLS
• 2008-04-07 Sold (Public Records) — Public Records
• 1988-03-23 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2024): $2,136 · +92.9% YoY. Source: county tax records.