1009 Country Club Rd · Ennis, TX 75119

$95,000

4 bd · 2.0 ba · 3,050 sqft · SingleFamily public records · 101 Days on market

Built 1958 1.16 ac lot ↓ 41% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why a starting bid of $95,000? Simple fact-I do not know what you are willing to pay until you tell me. Consequently, the Seller has hired me-the Auctioneer-to find out what you are willing to pay. Therefore, we will have an auction. You must be willing to show proof of funds, and you must be willing to make a competitive offer. Additionally, you must agree to the terms and conditions of the sale. Additionally, each party must register in advance. Contact the Auctioneer to find out how. Myers Jackson, Auctioneer under the direction of the seller may process and execute bids submitted (offers) that satisfy the sellers right to reservation, liberty of bidding, counter-bidding or other rights. Subject to online or offline Terms, Conditions of Sale, Offer, Price, Seller Confirmation, 15% Buyers Premium ~ TDLR 17057

Key facts

• 1.16 acre lot
• 2 garage spots
• Built 1958

🔨 Auction listing. The $95,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $385,521 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-730 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

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: schools D-, amenities F, commute 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.
• Market conditions: Rents rising (+3.0%/yr); 363 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 41% 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 $3k of loan paydown is wiped out by about $12k 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 101 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 6.1% of price; flood insurance adds $125/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% 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 $86,450 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $385,521
• List price: $95,000
• Delta: -75.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Oak Creek Dr	0.11mi	5/3.5 (+1)	2,946 (-3%)	9mo	$475,000	$161	71
408 W Decatur St	0.51mi	3/2.0 (-1)	3,200 (+5%)	3mo	$199,900	$62	61
1707 Williamsburg Cir	0.58mi	4/2.5	2,995 (-2%)	10mo	$359,500	$120	60
606 N Dallas St	0.63mi	4/2.5	2,944 (-4%)	6mo	$370,000	$126	58
1309 Oak Creek Dr	0.30mi	3/2.5 (-1)	2,638 (-14%)	3mo	$590,000	$224	54
1700 N Preston St	0.61mi	4/3.0	3,192 (+5%)	9mo	$349,900	$110	52
301 N Preston St	0.57mi	4/3.5	3,212 (+5%)	11mo	$459,900	$143	49
1803 Yorkstown Dr	0.59mi	3/2.5 (-1)	2,834 (-7%)	13mo	$350,000	$124	43
1004 W Knox St	0.50mi	3/2.5 (-1)	2,706 (-11%)	13mo	$549,000	$203	40
1704 Lexington Cir	0.51mi	5/2.5 (+1)	2,728 (-11%)	14mo	$349,000	$128	40
1204 Lakeridge Dr	0.72mi	4/3.5	3,312 (+9%)	9mo	$489,000	$148	38

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: -30.6%
• Equity multiple: -0.01×
• Total profit: $-109,006
• Equity at exit: $57,482

10-year hold

• IRR: -32.9%
• Equity multiple: -0.43×
• Total profit: $-154,887
• Equity at exit: $33,333

Cash invested: $107,946 (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: 3.0×

Monthly cashflow live

• Estimated rent: $2,606 medium
• Mortgage (P&I): −$2,022
• Tax est. 1.5%: −$482 /mo · $5,783/yr
• Insurance: −$161
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-730

Break-even live

Break-even rent $3,531

Max offer price $279,831

Occupancy floor —

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: $96,380
• Closing costs: $11,566
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Williamsburg Dr Ennis, TX	4.0	2.0	2258	$2,295	$1.02	43d	1	0.56mi
607 N Dallas St Ennis, TX	3.0	2.5	2370	$2,995	$1.26	43d	1	0.63mi

Listing history 14 events

1. 2026-04-03
   price $95,000 822-char remark

   Show marketing remark (822 chars)

   Why a starting bid of $95,000? Simple fact-I do not know what you are willing to pay until you tell me. Consequently, the Seller has hired me-the Auctioneer-to find out what you are willing to pay. Therefore, we will have an auction. You must be willing to show proof of funds, and you must be willing to make a competitive offer. Additionally, you must agree to the terms and conditions of the sale. Additionally, each party must register in advance. Contact the Auctioneer to find out how. Myers Jackson, Auctioneer under the direction of the seller may process and execute bids submitted (offers) that satisfy the sellers right to reservation, liberty of bidding, counter-bidding or other rights. Subject to online or offline Terms, Conditions of Sale, Offer, Price, Seller Confirmation, 15% Buyers Premium ~ TDLR 17057

2. 2026-03-05
   status Active 822-char remark

   Show marketing remark (822 chars)

   Why a starting bid of $95,000? Simple fact-I do not know what you are willing to pay until you tell me. Consequently, the Seller has hired me-the Auctioneer-to find out what you are willing to pay. Therefore, we will have an auction. You must be willing to show proof of funds, and you must be willing to make a competitive offer. Additionally, you must agree to the terms and conditions of the sale. Additionally, each party must register in advance. Contact the Auctioneer to find out how. Myers Jackson, Auctioneer under the direction of the seller may process and execute bids submitted (offers) that satisfy the sellers right to reservation, liberty of bidding, counter-bidding or other rights. Subject to online or offline Terms, Conditions of Sale, Offer, Price, Seller Confirmation, 15% Buyers Premium ~ TDLR 17057

3. 2026-02-09
   listed $100,000 Active 822-char remark

   Show marketing remark (822 chars)

   Why a starting bid of $95,000? Simple fact-I do not know what you are willing to pay until you tell me. Consequently, the Seller has hired me-the Auctioneer-to find out what you are willing to pay. Therefore, we will have an auction. You must be willing to show proof of funds, and you must be willing to make a competitive offer. Additionally, you must agree to the terms and conditions of the sale. Additionally, each party must register in advance. Contact the Auctioneer to find out how. Myers Jackson, Auctioneer under the direction of the seller may process and execute bids submitted (offers) that satisfy the sellers right to reservation, liberty of bidding, counter-bidding or other rights. Subject to online or offline Terms, Conditions of Sale, Offer, Price, Seller Confirmation, 15% Buyers Premium ~ TDLR 17057

4. 2023-03-01
   soldstatus Closed 810-char remark

   Show marketing remark (810 chars)

   MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

5. 2023-03-01
   soldstatus

   Show marketing remark (810 chars)

   MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

6. 2023-02-08
   status Pending 810-char remark

   Show marketing remark (810 chars)

   MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

7. 2023-01-17
   price $389,500 810-char remark

   Show marketing remark (810 chars)

   MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

8. 2023-01-13
   status Active 810-char remark

   Show marketing remark (810 chars)

   MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

9. 2023-01-09
   status Pending 810-char remark

   Show marketing remark (810 chars)

   MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

10. 2022-12-29
    price $398,900 810-char remark

    Show marketing remark (810 chars)

    MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

11. 2022-11-03
    price $423,500 810-char remark

    Show marketing remark (810 chars)

    MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

12. 2022-10-21
    listed $437,900 Active 810-char remark

    Show marketing remark (810 chars)

    MOTIVATED SELLER, $9500 seller concessions cash at closing Spacious home on beautiful tree filled lot that feels like country living right in the city! No other city lot quite like this one - peaceful and spread out for ultimate privacy. The home has been loved and very well maintained. TWO (2) BRAND NEW AC and heater systems, 2 yr. old water heater, 4 yr. old roof, all windows replaced in 2015, 2 patio areas, 2 fireplaces, sprinkler system, 20x30 large Gameroom with Brunswick Anniversary pool table, 2nd living area, large kitchen, breakfast room and formal dining room, tons of storage, laundry room and an oversized garage. A comfortable home to enjoy large gatherings,entertain or find solitude in nature. Ennis is growing and is offering more city events for fun, food and entertainment for all ages.

13. 1996-03-29
    soldstatus $162,375
14. 1985-09-09
    soldstatus

ⓘ 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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $31,277
• − Mortgage interest: −$21,595
• − Property taxes: −$5,783
• − Insurance: −$3,430
• − Repairs & maintenance: −$2,502
• − Management: −$2,502
• − Depreciation: −$11,215
• Taxable loss: −$15,751
• Est. tax savings @ 24.0%: +$3,780
• After-tax cash flow: $-4,985/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

-41.5% since first listed

14 events — show timeline

• 2026-04-03 Price Changed $95,000 NTREIS
• 2026-03-05 Relisted — NTREIS
• 2026-02-09 Listed $100,000 NTREIS
• 2023-03-01 Sold (Public Records) — Public Records
• 2023-03-01 Sold (MLS) — NTREIS
• 2023-02-08 Pending — NTREIS
• 2023-01-17 Price Changed $389,500 NTREIS
• 2023-01-13 Relisted — NTREIS
• 2023-01-09 Pending — NTREIS
• 2022-12-29 Price Changed $398,900 NTREIS
• 2022-11-03 Price Changed $423,500 NTREIS
• 2022-10-21 Listed $437,900 NTREIS
• 1996-03-29 Sold (Public Records) $162,375 Public Records
• 1985-09-09 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $8,117 · +2.9% YoY. Source: county tax records.