11630 Cr 3168 · Liberty City, TX 75792

$140,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 3 Days on market

Built 2004

---

Why this score? — see what drove the D+ 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 +14.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Jim Walters house constructed onsite in 2006 on 1 ac just minutes from I-20. House is in Liberty City school district with a Winona mailing address. Has a Has a 16 x 25 ft back porch. Handy mans special. Come finish this place out and start with equity. Nice layout and has all the expensive stuff done. New aerobic system last year. Needs base boards, paint, and some fixtures. MOTIVATED SELLER>>> BRING ALL OFFERS.

Key facts

• Spacious 1-acre lot
• Easy access to tyler
• Easy access to i-20

Tags

• SPACIOUS 1-ACRE LOT
• PEACEFUL COUNTRY SETTING
• EASY ACCESS TO TYLER
• EASY ACCESS TO I-20

Property features AI

Exterior

• Security: Smoke detector(s)
• Home design: Single Family Residence; Single Family Detached; One story
• Construction: Shingle siding; Composition roof
• Exterior features: Deck; Smoke detector(s)

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric oven; Electric range; Central heating; Electric heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $34 ($410/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 $126k (9.9% below list).
• Recommended offer: $126k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#395 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Chapel Hill ISD (rural): math 25% / reading 33% proficiency, ranked #650 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($968 loan paydown + $7k appreciation (4.7% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago 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, 63% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,195 (9.9% below list)

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. 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?
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: 0.90% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.83×
• Total profit: $32,389
• Equity at exit: $77,132

10-year hold

• IRR: 14.1%
• Equity multiple: 3.48×
• Total profit: $97,097
• Equity at exit: $131,333

Cash invested: $39,200 (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 75792

• Home prices YoY: 2.3%
• Active inventory: 143
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $34

Break-even live

Break-even rent $1,219

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $113	-5% $74	+0% $34	+5% $-5	+10% $-45
Rent	-10% $-66	-5% $-16	+0% $34	+5% $84	+10% $134
Rate	-1.0pp $105	-0.5pp $70	base $34	+0.5pp $-2	+1.0pp $-39

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $140,000 Active 3 DOM
2. 2026-06-18
   days on market $140,000 Active 2 DOM
3. 2026-06-16
   remarks 469-char remark
4. 2026-06-16
   listed $140,000 Active 1 DOM

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$519/yr (+$43/mo · 25.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,143
• − Mortgage interest: −$7,842
• − Property taxes: −$2,043
• − Insurance: −$700
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$4,073
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $875/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: Chapel Hill ISD
• NCES district ID: 4813650
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $43,891
• Composite: 24.76/100
• National rank: #7603
• State rank: #650 of 826 in TX

Livability — Liberty City

• Score: 69/100
• State rank: #395
• US rank: #8256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,934

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 22% Two or more races 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 17%

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: ▲ 4.74%
• Current HPI: 210.9205
• 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

+137.3% since first listed

6 events — show timeline

• 2026-06-16 Listed $140,000 GTAR
• 2015-01-23 Sold (Public Records) — Public Records
• 2014-08-11 Sold (Public Records) — Public Records
• 2014-07-25 Sold (MLS) — GTAR
• 2014-06-15 Listed $59,000 GTAR
• 2002-12-03 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2024): $2,043 · +11.4% YoY. Source: county tax records.