10510 S Main St · New London, TX 75684

$122,500

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 621 Days on market

Built 1920 0.38 ac lot $91/sqft · 28% above area Est $96k · 28% over ↓ 23% since listing

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.5/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Three bedroom, two bath in New London, West Rusk ISD. Original hardwood floors, central heat and air, fenced yard. Great location close to schools and churches. Call/text me to schedule an appointment!

Key facts

• Fenced yard
• Central heat and air
• 0.38 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• CENTRAL HEAT AND AIR
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#475 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• West Rusk County Consolidated ISD (rural): math 41% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 70 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($847 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 621 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 621 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $95,567
• List price: $122,500
• Delta: 28.18%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.5%
• Equity multiple: 2.05×
• Total profit: $36,101
• Equity at exit: $55,081

10-year hold

• IRR: 19.8%
• Equity multiple: 3.88×
• Total profit: $98,728
• Equity at exit: $84,887

Cash invested: $34,300 (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 75684

• Active inventory: 70
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $335

Break-even live

Break-even rent $1,103

Max offer price $122,500

Occupancy floor 73%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $122,500 Active 621 DOM
2. 2026-06-17
   days on market $122,500 Active 620 DOM
3. 2026-06-16
   days on market $122,500 Active 619 DOM
4. 2026-06-15
   days on market $122,500 Active 618 DOM
5. 2026-06-15
   days on market $122,500 Active 617 DOM
6. 2026-06-13
   days on market $122,500 Active 616 DOM
7. 2026-06-12
   days on market $122,500 Active 615 DOM
8. 2026-06-09
   days on market $122,500 Active 612 DOM
9. 2026-06-08
   days on market $122,500 Active 611 DOM
10. 2026-06-08
    days on market $122,500 Active 610 DOM
11. 2026-06-07
    days on market $122,500 Active 609 DOM
12. 2026-06-03
    days on market $122,500 Active 606 DOM
13. 2026-06-02
    days on market $122,500 Active 605 DOM
14. 2026-06-01
    days on market $122,500 Active 604 DOM
15. 2026-05-31
    days on market $122,500 Active 603 DOM
16. 2026-01-17
    price $122,500 201-char remark

    Show marketing remark (201 chars)

    Three bedroom, two bath in New London, West Rusk ISD. Original hardwood floors, central heat and air, fenced yard. Great location close to schools and churches. Call/text me to schedule an appointment!

17. 2025-09-25
    price $124,900 201-char remark

    Show marketing remark (201 chars)

    Three bedroom, two bath in New London, West Rusk ISD. Original hardwood floors, central heat and air, fenced yard. Great location close to schools and churches. Call/text me to schedule an appointment!

18. 2025-02-20
    price $134,900 201-char remark

    Show marketing remark (201 chars)

    Three bedroom, two bath in New London, West Rusk ISD. Original hardwood floors, central heat and air, fenced yard. Great location close to schools and churches. Call/text me to schedule an appointment!

19. 2024-10-03
    listed $159,900 Active 201-char remark

    Show marketing remark (201 chars)

    Three bedroom, two bath in New London, West Rusk ISD. Original hardwood floors, central heat and air, fenced yard. Great location close to schools and churches. Call/text me to schedule an appointment!

20. 2022-12-15
    soldstatus
21. 2015-01-09
    soldstatus
22. 2001-02-12
    soldstatus
23. 1988-01-27
    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: $2,137 · $178/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$105/yr (+$9/mo · 4.9%)

ⓘ 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 ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $18,319
• − Mortgage interest: −$6,862
• − Property taxes: −$2,137
• − Insurance: −$612
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,564
• Taxable income: $2,213
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $3,483/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: West Rusk County Consolidated ISD
• NCES district ID: 4845150
• Math proficiency: 41% ▲ 1.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $43,896
• Composite: 35.57/100
• National rank: #4902
• State rank: #351 of 826 in TX

Livability — New London

• Score: 68/100
• State rank: #475
• US rank: #9545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New London, TX
• City population: 8,368
• Population (ZIP): 7,655

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 15% Black 11%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13%

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: —
• Current HPI: —
• 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

-23.4% since first listed

8 events — show timeline

• 2026-01-17 Price Changed $122,500 LAAR
• 2025-09-25 Price Changed $124,900 LAAR
• 2025-02-20 Price Changed $134,900 LAAR
• 2024-10-03 Listed $159,900 LAAR
• 2022-12-15 Sold (Public Records) — Public Records
• 2015-01-09 Sold (Public Records) — Public Records
• 2001-02-12 Sold (Public Records) — Public Records
• 1988-01-27 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,137 · +8.1% YoY. Source: county tax records.