538 County Road 3541 · Queen City, TX 75572

$154,000

3 bd · 2.0 ba · 1,960 sqft · SingleFamily public records · 323 Days on market

Built 1965 2.21 ac lot $79/sqft · 44% below area Est $277k · 44% under ↓ 4% since listing

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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 +15.6/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming country home nestled on 2.21 peaceful acres just outside Queen City. With 3 bedrooms, 2 full baths, and a versatile bonus room perfect for a game room, office, or potential 4th bedroom, this property offers both space and flexibility. The home features nearly 2,000 sq ft of living space with a well-manicured yard, mature shade trees, and open green areas that provide a relaxing rural feel. Inside, youGll find a comfortable layout, cozy wood-stove fireplace, and plenty of natural light throughout. Additional highlights include: Quiet, low-traffic area with country privacy Located in Queen City ISD, outside city limits Metal roof and pier foundation Wall-unit cooling and wood-stove heating Ample space for gardening, play, or future workshop Potential rental income, retirement, or family homestead Whether youGre looking for a permanent residence, an investment, or a weekend escape, this home has the charm and space to make it your own. Just minutes from Queen City and a short drive to Atlanta or I-49. Schedule your private showing todayGrural living with convenience is ready for you! Bring your offers!

Key facts

• Metal roof
• Open green areas
• Well manicured yard

Tags

• WELL MANICURED YARD
• MATURE SHADE TREES
• OPEN GREEN AREAS
• QUIET LOW TRAFFIC AREA
• METAL ROOF
• PIER FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $66 ($786/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 $128k (17.0% below list).
• Recommended offer: $128k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#735 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Queen City ISD (rural): math 39% / reading 45% proficiency, ranked #355 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 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 $7k of equity ($1k loan paydown + $6k appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,829 (17.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.83% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $277,000
• List price: $154,000
• Delta: -44.40%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.66×
• Total profit: $28,339
• Equity at exit: $75,276

10-year hold

• IRR: 12.8%
• Equity multiple: 3.04×
• Total profit: $88,170
• Equity at exit: $120,935

Cash invested: $43,120 (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 75572

• Home prices YoY: 2.6%
• Active inventory: 65
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $66

Break-even live

Break-even rent $1,195

Max offer price $154,000

Occupancy floor 90%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $154,000 Active 323 DOM
2. 2026-06-18
   days on market $154,000 Active 322 DOM
3. 2026-06-17
   days on market $154,000 Active 321 DOM
4. 2026-06-16
   days on market $154,000 Active 320 DOM
5. 2026-06-15
   days on market $154,000 Active 319 DOM
6. 2026-06-14
   days on market $154,000 Active 317 DOM
7. 2026-06-13
   days on market $154,000 Active 316 DOM
8. 2026-06-10
   days on market $154,000 Active 314 DOM
9. 2026-06-09
   days on market $154,000 Active 313 DOM
10. 2026-06-08
    days on market $154,000 Active 312 DOM
11. 2026-06-07
    days on market $154,000 Active 311 DOM
12. 2026-06-03
    days on market $154,000 Active 307 DOM
13. 2026-06-02
    days on market $154,000 Active 306 DOM
14. 2026-06-01
    days on market $154,000 Active 305 DOM
15. 2026-05-31
    days on market $154,000 Active 304 DOM
16. 2026-05-30
    days on market $154,000 Active 303 DOM
17. 2025-10-07
    price $154,000 1149-char remark

    Show marketing remark (1149 chars)

    Welcome to this charming country home nestled on 2.21 peaceful acres just outside Queen City. With 3 bedrooms, 2 full baths, and a versatile bonus room perfect for a game room, office, or potential 4th bedroom, this property offers both space and flexibility. The home features nearly 2,000 sq ft of living space with a well-manicured yard, mature shade trees, and open green areas that provide a relaxing rural feel. Inside, youGll find a comfortable layout, cozy wood-stove fireplace, and plenty of natural light throughout. Additional highlights include: Quiet, low-traffic area with country privacy Located in Queen City ISD, outside city limits Metal roof and pier foundation Wall-unit cooling and wood-stove heating Ample space for gardening, play, or future workshop Potential rental income, retirement, or family homestead Whether youGre looking for a permanent residence, an investment, or a weekend escape, this home has the charm and space to make it your own. Just minutes from Queen City and a short drive to Atlanta or I-49. Schedule your private showing todayGrural living with convenience is ready for you! Bring your offers!

18. 2025-08-21
    price $157,000 1149-char remark

    Show marketing remark (1149 chars)

    Welcome to this charming country home nestled on 2.21 peaceful acres just outside Queen City. With 3 bedrooms, 2 full baths, and a versatile bonus room perfect for a game room, office, or potential 4th bedroom, this property offers both space and flexibility. The home features nearly 2,000 sq ft of living space with a well-manicured yard, mature shade trees, and open green areas that provide a relaxing rural feel. Inside, youGll find a comfortable layout, cozy wood-stove fireplace, and plenty of natural light throughout. Additional highlights include: Quiet, low-traffic area with country privacy Located in Queen City ISD, outside city limits Metal roof and pier foundation Wall-unit cooling and wood-stove heating Ample space for gardening, play, or future workshop Potential rental income, retirement, or family homestead Whether youGre looking for a permanent residence, an investment, or a weekend escape, this home has the charm and space to make it your own. Just minutes from Queen City and a short drive to Atlanta or I-49. Schedule your private showing todayGrural living with convenience is ready for you! Bring your offers!

19. 2025-07-31
    listed $160,000 Active 1149-char remark

    Show marketing remark (1149 chars)

    Welcome to this charming country home nestled on 2.21 peaceful acres just outside Queen City. With 3 bedrooms, 2 full baths, and a versatile bonus room perfect for a game room, office, or potential 4th bedroom, this property offers both space and flexibility. The home features nearly 2,000 sq ft of living space with a well-manicured yard, mature shade trees, and open green areas that provide a relaxing rural feel. Inside, youGll find a comfortable layout, cozy wood-stove fireplace, and plenty of natural light throughout. Additional highlights include: Quiet, low-traffic area with country privacy Located in Queen City ISD, outside city limits Metal roof and pier foundation Wall-unit cooling and wood-stove heating Ample space for gardening, play, or future workshop Potential rental income, retirement, or family homestead Whether youGre looking for a permanent residence, an investment, or a weekend escape, this home has the charm and space to make it your own. Just minutes from Queen City and a short drive to Atlanta or I-49. Schedule your private showing todayGrural living with convenience is ready for you! Bring your offers!

20. 2001-10-04
    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: $871 · $73/mo
• Projected year-2 tax: $2,818 · $235/mo
• Expected delta: +$1,947/yr (+$162/mo · 223.6%)

ⓘ 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 ≥113°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,339
• − Mortgage interest: −$8,626
• − Property taxes: −$871
• − Insurance: −$770
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,480
• Taxable loss: −$1,862
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,233/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: Queen City ISD
• NCES district ID: 4836210
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $43,663
• Composite: 35.53/100
• National rank: #4908
• State rank: #355 of 826 in TX

Livability — Queen City

• Score: 64/100
• State rank: #735
• US rank: #13663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,942

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 (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 6% Arabic 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: ▲ 3.69%
• Current HPI: 143.673
• 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

-3.8% since first listed

4 events — show timeline

• 2025-10-07 Price Changed $154,000 TBOR
• 2025-08-21 Price Changed $157,000 TBOR
• 2025-07-31 Listed $160,000 TBOR
• 2001-10-04 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $871 · +8.7% YoY. Source: county tax records.