735 1st St SW · Detroit, TX 75436

$174,900

3 bd · 1.5 ba · 1,422 sqft · SingleFamily public records · 23 Days on market

Built 1973 1.89 ac lot Est $182k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +8.5/30.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0

Listing remarks

Nestled on 1.89 fully fenced acres in Detroit, Texas, this well-maintained 3-bedroom, 2-bathroom home offers approximately 1,400 square feet of comfortable living space with the perfect combination of country charm, functionality, and room to grow. Fresh interior paint, wood flooring in the main living area, new windows, and beautiful wood shutters create a warm and inviting atmosphere throughout the home. A versatile bonus room provides the ideal space for a home office, hobby room, or additional flex space, while the oversized utility room adds convenience and extra storage. Outdoor living is where this property truly shines. Enjoy peaceful mornings on the finished wood front porch and mu

Key facts

• Fully fenced acres
• Above-ground pool
• 1.89 acre lot

Tags

• FULLY FENCED ACRES
• FINISHED WOOD FRONT PORCH
• LARGE COVERED BACK DECK
• BEAUTIFUL FLAGSTONE PATIO
• ABOVE-GROUND POOL
• HEATED AND COOLED SHOP

Property features AI

Finance

• Financial info: Accepts cash, conventional, FHA, VA, USDA loan, and 1031 exchange; No second mortgage listed
• HOA & community: No association

Exterior

• Parking: Detached carport with 2 covered spaces; 1 carport space (additional count listed)
• Utilities: City water; City sewer; Electricity connected; Master gas meter; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One-level home; Property attached: yes; Multi-parcel
• Construction: Built in 1973; Vinyl siding; Metal roof; Slab foundation
• Exterior features: Above-ground pool; RV/boat parking; Storage/outbuilding; Poultry coop; Fenced yard; Cleared lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on level 1 (approx. 14 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Wall-mounted cooling unit(s)
• Interior features: Open floorplan; Eat-in kitchen; One living area; One dining area; Room count includes 2 main rooms
• Laundry & utility: Washer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (31.7% below list).
• Recommended offer: $119k (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#1,503 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Detroit ISD (rural): math 49% / reading 38% proficiency, ranked #306 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Detroit El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 237 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 14 units permitted in Red River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Red River County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $175k implies a 483% gain — meaningful room to come down on a strong offer.

Recommended offer $119,455 (31.7% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.68% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $182,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 San Diego	0.67mi	3/2.0	1,440 (+1%)	4mo	$184,900	$128	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: 21.6%
• Equity multiple: 2.74×
• Total profit: $85,376
• Equity at exit: $157,564

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $259,050
• Equity at exit: $339,792

Cash invested: $48,972 (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 75436

• Home prices YoY: 7.3%
• Active inventory: 15
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-154

Break-even live

Break-even rent $1,390

Max offer price $147,639

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-105	+0% $-154	+5% $-204	+10% $-253
Rent	-10% $-249	-5% $-202	+0% $-154	+5% $-107	+10% $-60
Rate	-1.0pp $-66	-0.5pp $-110	base $-154	+0.5pp $-200	+1.0pp $-246

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $174,900 Active 23 DOM
2. 2026-06-18
   days on market $174,900 Active 21 DOM
3. 2026-06-17
   days on market $174,900 Active 20 DOM
4. 2026-06-16
   days on market $174,900 Active 19 DOM
5. 2026-06-15
   days on market $174,900 Active 18 DOM
6. 2026-06-13
   days on market $174,900 Active 16 DOM
7. 2026-06-12
   days on market $174,900 Active 15 DOM
8. 2026-06-09
   days on market $174,900 Active 12 DOM
9. 2026-06-08
   days on market $174,900 Active 11 DOM
10. 2026-06-08
    days on market $174,900 Active 10 DOM
11. 2026-06-07
    days on market $174,900 Active 9 DOM
12. 2026-06-03
    days on market $174,900 Active 6 DOM
13. 2026-06-02
    days on market $174,900 Active 5 DOM
14. 2026-06-01
    days on market $174,900 Active 4 DOM
15. 2026-05-31
    days on market $174,900 Active 3 DOM
16. 2026-05-27
    listed $174,900 Active
17. 2022-02-07
    soldstatus
18. 2013-05-06
    soldstatus $30,000
19. 2006-04-18
    soldstatus
20. 2002-08-13
    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: $1,295 · $108/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$1,905/yr (+$159/mo · 147.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,335
• − Mortgage interest: −$9,797
• − Property taxes: −$1,295
• − Insurance: −$874
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$5,088
• Taxable loss: −$5,014
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $-648/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: Detroit ISD
• NCES district ID: 4816890
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $43,493
• Composite: 36.83/100
• National rank: #4561
• State rank: #306 of 826 in TX

Livability — Detroit

• Score: 50/100
• State rank: #1503
• US rank: #25673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, TX
• Population (ZIP): 2,387

Population outlook (Red River County) Hauer SSP2

• Today (2025): 11,454 people
• By 2030: 10,874 · -5.1%
• By 2040: 9,715 · -15.2%
• By 2050: 8,552 · -25.3%
• By 2075: 6,042 · -47.2%
• By 2100: 4,037 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Iranian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Red River

• 2024 margin: Solid R (+61.8) · D 19.0% · R 80.8%
• 2008→2024 swing: -23.7pp toward R · 2008: -38.0pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+56.3 2016: R+53.9 2012: R+40.7 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.58%
• Current HPI: 198.9917
• 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

+483.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $174,900 NTREIS
• 2022-02-07 Sold (Public Records) — Public Records
• 2013-05-06 Sold (Public Records) $30,000 Public Records
• 2006-04-18 Sold (Public Records) — Public Records
• 2002-08-13 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,295 · +4.6% YoY. Source: county tax records.