406 S Wilson St · Kaufman, TX 75142

$125,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 74 Days on market

Built 1955 7,013 sqft lot $106/sqft · 30% below area Est $178k · 30% 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).

• Cash flow +18.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +5.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with strong value-add potential! This property offers a great opportunity for investors, flippers, or buyers looking to renovate and build equity. The home features multiple bedrooms, a functional kitchen and dining area, and a spacious covered front porch that adds to its classic character, the property provides plenty of space and curb appeal potential. Interior spaces , ceiling fans, and a layout that can be refreshed and updated to maximize value. With some TLC, this property could make a great rental, flip, or long-term investment. Convenient location with access to nearby amenities and surrounding communities. Sold as-is. Great opportunity for investors looking for their next project. Property is being sold as-is. Buyer and buyer’s agent are responsible for conducting their own due diligence and verifying all property information, measurements, and condition.

Key facts

• Functional kitchen
• Covered front porch
• Ceiling fans

Tags

• FUNCTIONAL KITCHEN
• DINING AREA
• COVERED FRONT PORCH
• CEILING FANS
• CONVENIENT LOCATION
• ACCESS TO NEARBY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.1% in Kaufman — 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 68/100 on livability (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 278 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.23% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 6.8

CMA / ARV

• ARV (median comp): $177,705
• List price: $125,000
• Delta: -29.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E 7th St	0.44mi	3/1.0	1,168 (-1%)	1mo	$139,900	$120	73
1704 Phillips Ln	0.49mi	3/1.0	1,166 (-1%)	4mo	$179,900	$154	68
203 E Hickory St	0.34mi	3/2.0	1,280 (+9%)	8mo	$150,000	$117	63
605 S Wilson St	0.09mi	4/1.0 (+1)	1,325 (+13%)	5mo	$175,000	$132	62
106 W 2nd North St	0.47mi	3/1.0	1,255 (+7%)	3mo	$179,900	$143	60
501 Phillips Cir	0.35mi	4/2.0 (+1)	1,268 (+8%)	9mo	$225,000	$177	58
300 E 1st	0.35mi	3/1.0	1,053 (-10%)	8mo	$182,000	$173	56
800 Phillips Cir	0.31mi	4/2.0 (+1)	1,327 (+13%)	6mo	$210,000	$158	54
101 N Shannon St	0.63mi	3/2.0	1,291 (+10%)	3mo	$179,900	$139	52
1700 S Jefferson St	0.66mi	3/2.0	1,323 (+12%)	0mo	$217,680	$165	48
202 E 10th St	0.61mi	4/1.0 (+1)	1,234 (+5%)	8mo	$234,990	$190	48
1509 E 1st North St	0.63mi	3/2.0	1,053 (-10%)	7mo	$216,000	$205	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-13,229
• Equity at exit: $18,638

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-1,997
• Equity at exit: $10,808

Cash invested: $35,000 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 278
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$656
• Tax from tax record: −$397 /mo · $4,764/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $108

Break-even live

Break-even rent $1,398

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $178	-5% $143	+0% $108	+5% $72	+10% $37
Rent	-10% $-14	-5% $47	+0% $108	+5% $168	+10% $229
Rate	-1.0pp $171	-0.5pp $139	base $108	+0.5pp $75	+1.0pp $42

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E Hickory St Unit A Kaufman, TX	3.0	2.0	1045	$1,550	$1.48	44d	1	0.27mi
402 N Jefferson St Kaufman, TX	2.0	1.0	985	$1,299	$1.32	11d	1	0.40mi
203 E 7th St Kaufman, TX	3.0	1.0	1168	$1,495	$1.28	0d	1	0.46mi
107 Love St Kaufman, TX	3.0	2.0	1116	$1,500	$1.34	44d	1	0.66mi
1608 Leon St Kaufman, TX	3.0	2.0	1233	$1,895	$1.54	0d	1	0.72mi
201 Melody Cir Kaufman, TX	3.0	1.5	1288	$1,700	$1.32	45d	1	1.03mi
2600 Tabor Pkwy Kaufman, TX	2.0–3.0	2.0	1178	$1,480	$1.26	0d	9	1.23mi

Listing history 2 events

1. 2026-03-11
   listed $125,000 Active 903-char remark

   Show marketing remark (903 chars)

   Investor special with strong value-add potential! This property offers a great opportunity for investors, flippers, or buyers looking to renovate and build equity. The home features multiple bedrooms, a functional kitchen and dining area, and a spacious covered front porch that adds to its classic character, the property provides plenty of space and curb appeal potential. Interior spaces , ceiling fans, and a layout that can be refreshed and updated to maximize value. With some TLC, this property could make a great rental, flip, or long-term investment. Convenient location with access to nearby amenities and surrounding communities. Sold as-is. Great opportunity for investors looking for their next project. Property is being sold as-is. Buyer and buyer’s agent are responsible for conducting their own due diligence and verifying all property information, measurements, and condition.

2. 2024-08-27
   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: $4,764 · $397/mo
• Projected year-2 tax: $4,764 · $397/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,413
• − Mortgage interest: −$7,002
• − Property taxes: −$4,764
• − Insurance: −$625
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$3,636
• Taxable loss: −$560
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,426/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.48%
• Current HPI: 261.3091
• 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

2 events — show timeline

• 2026-03-11 Listed $125,000 NTREIS
• 2024-08-27 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,764 · +94.7% YoY. Source: county tax records.