1548 N Fm 782 · Henderson, TX 75652

$139,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 45 Days on market

Built 1959 0.60 ac lot $132/sqft · 16% below area Est $166k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +10.7/30.0
• Appreciation +8.0/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Move In Ready 2 Bedroom Home on 0.6 Acres Just Minutes From Town Discover comfort, convenience, and country charm in this 2 bedroom, 1 bath home offering 1,056 sq. ft. of living space on a beautiful 0.6 acre lot. Located approximately 2 miles from town, this property gives you the perfect blend of privacy and accessibility. The home is move in ready and features the modern, current appeal buyers love. Whether you're starting out, downsizing, or looking for a peaceful retreat, this property fits the bill. Enjoy a fenced yard, ideal for pets, gardening, or simply relaxing outdoors. With plenty of space to spread out, you’ll have room to create the lifestyle you want. Key Features • 2 Bedrooms, 1 Bathroom • 1,056 Sq. Ft. of Comfortable Living • 0.6 Acre Lot • Fenced Area for Pets or Outdoor Enjoyment • Approximately 2 Miles From Town • Move In Ready With Updated Appeal A great opportunity for anyone seeking a clean, well kept home with land and convenience.

Key facts

• Minutes from town
• Fenced yard
• 0.6 acres

Tags

• 0.6 ACRES
• FENCED YARD
• MINUTES FROM TOWN

Property features AI

Exterior

• Parking: Attached garage (1 car); Paved parking
• Security: Smoke detector(s)
• Home design: Single-family residence; Residential property type
• Construction: Composition roof
• Exterior features: Front porch; Chain link fencing; Storage structure

Interior

• Kitchen: Dishwasher
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Dishwasher; Electric water heater; Hardwood flooring; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-66 ($-788/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (26.0% below list).
• Recommended offer: $104k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.9% in Henderson — 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 69/100 on livability (#408 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Henderson ISD (town): math 30% / reading 35% proficiency, ranked #573 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William E Wylie El (math 31% / reading 39%, grade F, #1,965 of 4,322 statewide, top 46%, 671 students, 66% FRL); Henderson Middle (math 29% / reading 33%, grade F, #1,015 of 1,662 statewide, top 62%, 785 students, 58% FRL); Henderson H S (math 39% / reading 53%, grade D-, #627 of 1,632 statewide, top 38%, 1,042 students, 60% FRL).
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($967 loan paydown + $8k appreciation (6.1% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; moderate 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 $103,500 (26.0% 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 45 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

• ARV (median comp): $166,157
• List price: $139,900
• Delta: -15.80%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.94×
• Total profit: $36,669
• Equity at exit: $88,471

10-year hold

• IRR: 14.2%
• Equity multiple: 3.83×
• Total profit: $110,928
• Equity at exit: $160,892

Cash invested: $39,172 (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 75652

• Home prices YoY: 1.8%
• Active inventory: 113
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-66

Break-even live

Break-even rent $1,118

Max offer price $128,305

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-26	+0% $-66	+5% $-105	+10% $-145
Rent	-10% $-147	-5% $-107	+0% $-66	+5% $-25	+10% $16
Rate	-1.0pp $5	-0.5pp $-30	base $-66	+0.5pp $-102	+1.0pp $-139

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Kilgore Dr Henderson, TX	2.0–3.0	2.0	1108	$1,035	$0.93	45d	1	1.04mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $139,900 Pending 45 DOM
2. 2026-06-10
   days on market $139,900 Active 43 DOM
3. 2026-06-09
   days on market $139,900 Active 42 DOM
4. 2026-06-08
   days on market $139,900 Active 41 DOM
5. 2026-06-07
   days on market $139,900 Active 40 DOM
6. 2026-06-02
   days on market $139,900 Active 35 DOM
7. 2026-06-01
   days on market $139,900 Active 34 DOM
8. 2026-05-31
   days on market $139,900 Active 33 DOM
9. 2026-05-30
   days on market $139,900 Active 32 DOM
10. 2026-04-28
    listed $139,900 Active 1004-char remark

    Show marketing remark (1004 chars)

    Move In Ready 2 Bedroom Home on 0.6 Acres Just Minutes From Town Discover comfort, convenience, and country charm in this 2 bedroom, 1 bath home offering 1,056 sq. ft. of living space on a beautiful 0.6 acre lot. Located approximately 2 miles from town, this property gives you the perfect blend of privacy and accessibility. The home is move in ready and features the modern, current appeal buyers love. Whether you're starting out, downsizing, or looking for a peaceful retreat, this property fits the bill. Enjoy a fenced yard, ideal for pets, gardening, or simply relaxing outdoors. With plenty of space to spread out, you’ll have room to create the lifestyle you want. Key Features • 2 Bedrooms, 1 Bathroom • 1,056 Sq. Ft. of Comfortable Living • 0.6 Acre Lot • Fenced Area for Pets or Outdoor Enjoyment • Approximately 2 Miles From Town • Move In Ready With Updated Appeal A great opportunity for anyone seeking a clean, well kept home with land and convenience.

11. 2026-04-28
    listed $139,900 Active 1004-char remark

    Show marketing remark (1004 chars)

    Move In Ready 2 Bedroom Home on 0.6 Acres Just Minutes From Town Discover comfort, convenience, and country charm in this 2 bedroom, 1 bath home offering 1,056 sq. ft. of living space on a beautiful 0.6 acre lot. Located approximately 2 miles from town, this property gives you the perfect blend of privacy and accessibility. The home is move in ready and features the modern, current appeal buyers love. Whether you're starting out, downsizing, or looking for a peaceful retreat, this property fits the bill. Enjoy a fenced yard, ideal for pets, gardening, or simply relaxing outdoors. With plenty of space to spread out, you’ll have room to create the lifestyle you want. Key Features • 2 Bedrooms, 1 Bathroom • 1,056 Sq. Ft. of Comfortable Living • 0.6 Acre Lot • Fenced Area for Pets or Outdoor Enjoyment • Approximately 2 Miles From Town • Move In Ready With Updated Appeal A great opportunity for anyone seeking a clean, well kept home with land and convenience.

12. 2004-09-07
    soldstatus
13. 1990-05-11
    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: $1,096 · $91/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$1,464/yr (+$122/mo · 133.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $12,420
• − Mortgage interest: −$7,837
• − Property taxes: −$1,096
• − Insurance: −$700
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$4,070
• Taxable loss: −$3,269
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $-3/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: Henderson ISD
• NCES district ID: 4822970
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $46,296
• Composite: 27.91/100
• National rank: #6868
• State rank: #573 of 826 in TX

Livability — Henderson

• Score: 69/100
• State rank: #408
• US rank: #8434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,782

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 20% Black 20% Two or more races 16%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 345.63
• 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

6 events — show timeline

• 2026-06-12 Pending — GTAR
• 2026-06-12 Pending — LAAR
• 2026-04-28 Listed $139,900 LAAR
• 2026-04-28 Listed $139,900 GTAR
• 2004-09-07 Sold (Public Records) — Public Records
• 1990-05-11 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,096 · +2.5% YoY. Source: county tax records.