131 Lewis St · Grand Saline, TX 75140

$96,500

2 bd · 1.0 ba · 720 sqft · SingleFamily · 13 Days on market

Built 1980 Average condition 720 sqft lot

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +6.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Move-in ready and full of opportunity! This charming 2 bedroom, 1 bath home in Grand Saline is the perfect fit for a first time homebuyer, downsizer, or savvy investor looking to expand their portfolio. Offering a functional layout and move in ready condition, this home provides comfort, convenience, and endless potential. Whether you are looking for a cozy place to call home or a great investment opportunity, this property checks all the boxes. Conveniently located with small town charm and easy access to local amenities, this one is a must see!

Key facts

• Built 1980
• Listed 13 days

Property features AI

Finance

• Other: Property is listed for sale (standard listing conditions); Possession at closing/funding
• Financial info: Loan types accepted: Cash, Conventional, FHA, VA; Second mortgage: No
• HOA & community: No association

Exterior

• Parking: No designated covered, carport, or other parking spaces listed
• Security: Consent for audio and video recording allowed (listing)
• Utilities: City sewer; No municipal utility district
• Home design: Single-family residence; Attached property; Built in 1980; Metal roof
• Construction: Siding exterior; Pillar/post/pier foundation
• Exterior features: Covered porch; Partial fencing

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Cable TV available; One living area; One dining area; Total room count: 5; One level (single-story)
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Cap rate 9.7% vs local median 3.0% in Grand Saline — 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 64/100 on livability (#800 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Grand Saline ISD (town): math 38% / reading 33% proficiency, ranked #520 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grand Saline El (308 students, 68% FRL) — zoned schools average 68% FRL vs 50% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($667 loan paydown + $3k appreciation (2.7% local appreciation)).
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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

• Climate carrying-cost: major wind risk, 27% 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 $96,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.02×
• Total profit: $27,681
• Equity at exit: $41,725

10-year hold

• IRR: 19.9%
• Equity multiple: 3.81×
• Total profit: $75,880
• Equity at exit: $63,038

Cash invested: $27,020 (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 75140

• Home prices YoY: 1.3%
• Active inventory: 143
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$506
• Tax est. 1.5%: −$121 /mo · $1,448/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $276

Break-even live

Break-even rent $844

Max offer price $96,500

Occupancy floor 72%

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: $24,125
• Closing costs: $2,895
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   status $96,500 Pending 13 DOM
2. 2026-06-01
   days on market $96,500 Active Option Contract 13 DOM
3. 2026-05-31
   days on market $96,500 Active Option Contract 12 DOM
4. 2026-05-21
   historical Active Option Contract

   Show marketing remark (552 chars)

   Move-in ready and full of opportunity! This charming 2 bedroom, 1 bath home in Grand Saline is the perfect fit for a first time homebuyer, downsizer, or savvy investor looking to expand their portfolio. Offering a functional layout and move in ready condition, this home provides comfort, convenience, and endless potential. Whether you are looking for a cozy place to call home or a great investment opportunity, this property checks all the boxes. Conveniently located with small town charm and easy access to local amenities, this one is a must see!

5. 2026-05-21
   status Pending 552-char remark

   Show marketing remark (552 chars)

   Move-in ready and full of opportunity! This charming 2 bedroom, 1 bath home in Grand Saline is the perfect fit for a first time homebuyer, downsizer, or savvy investor looking to expand their portfolio. Offering a functional layout and move in ready condition, this home provides comfort, convenience, and endless potential. Whether you are looking for a cozy place to call home or a great investment opportunity, this property checks all the boxes. Conveniently located with small town charm and easy access to local amenities, this one is a must see!

6. 2026-05-19
   listed $96,500 Active 552-char remark

   Show marketing remark (552 chars)

   Move-in ready and full of opportunity! This charming 2 bedroom, 1 bath home in Grand Saline is the perfect fit for a first time homebuyer, downsizer, or savvy investor looking to expand their portfolio. Offering a functional layout and move in ready condition, this home provides comfort, convenience, and endless potential. Whether you are looking for a cozy place to call home or a great investment opportunity, this property checks all the boxes. Conveniently located with small town charm and easy access to local amenities, this one is a must see!

7. 2026-05-19
   listed $96,500 Active 552-char remark

   Show marketing remark (552 chars)

   Move-in ready and full of opportunity! This charming 2 bedroom, 1 bath home in Grand Saline is the perfect fit for a first time homebuyer, downsizer, or savvy investor looking to expand their portfolio. Offering a functional layout and move in ready condition, this home provides comfort, convenience, and endless potential. Whether you are looking for a cozy place to call home or a great investment opportunity, this property checks all the boxes. Conveniently located with small town charm and easy access to local amenities, this one is a must see!

8. 2026-05-12
   listed $96,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,328
• − Mortgage interest: −$5,406
• − Property taxes: −$1,448
• − Insurance: −$482
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,807
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $2,862/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 · 22 photos

Average 55/100 Cosmetic rehab

This charming 2-bedroom home in Grand Saline is move-in ready with average condition and potential for cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated and worn
• Minor exterior paint — some wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both update kitchen cabinets — modernizes the space and increases functionality
• Both replace worn flooring — improves comfort and aesthetics
• Both update bathroom fixtures — enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated and worn	Minor	$500–3,000
exterior paint · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both update kitchen cabinets — modernizes the space and increases functionality ↑
• Both replace worn flooring — improves comfort and aesthetics ↑
• Both update bathroom fixtures — enhances functionality and aesthetics ↑

ⓘ 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: Grand Saline ISD
• NCES district ID: 4821450
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $41,621
• Composite: 29.99/100
• National rank: #6365
• State rank: #520 of 826 in TX

Livability — Grand Saline

• Score: 64/100
• State rank: #800
• US rank: #14580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Saline, TX
• Population (ZIP): 8,596

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 28% Two or more races 9%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 215.5979
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-21 Contingent — NTREIS
• 2026-05-21 Pending — GTAR
• 2026-05-19 Listed $96,500 LAAR
• 2026-05-19 Listed $96,500 GTAR
• 2026-05-12 Listed $96,500 NTREIS