208 E Washington · Overton, TX 75684

$124,900

2 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 77 Days on market

Built 1930 $87/sqft · 22% below area Est $161k · 22% under

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Why this score? — see what drove the B- 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come view this charming 1930 home on a beautiful lot surrounded by mature trees in the welcoming small town of Overton. Tucked away on a quiet, family friendly street, this 1,428 sq ft property blends character and flexibility with a layout that adapts to modern living. Original hardwood floors run through the bedrooms and hallway, adding timeless warmth and charm. Two spacious living areas provide room to relax and gather, including one featuring vaulted ceilings and a cozy wood-burning stove. The second living room is currently used as a primary bedroom, offering versatile space for a growing family, guests, office, or playroom. The eat in kitchen offers generous space for cooking and connection, while indoor laundry is conveniently located just off the second living area. Enjoy mornings or evenings on the welcoming covered front porch overlooking the peaceful setting. The large backyard offers plenty of space for kids to play, pets to roam, gardens, and outdoor gatherings. A wonderful opportunity to enjoy small-town living with charm, character, and room to make it your own!

Key facts

• Eat in kitchen
• Indoor laundry
• Vaulted ceilings

Tags

• ORIGINAL HARDWOOD FLOORS
• TWO SPACIOUS LIVING AREAS
• VAULTED CEILINGS
• WOOD BURNING STOVE
• EAT IN KITCHEN
• INDOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#432 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, amenities F, commute F.
• Overton ISD (rural): math 31% / reading 32% proficiency, ranked #582 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 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 $5k of equity ($864 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1930 — 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. 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. 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: 1.10% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (median comp): $160,575
• List price: $124,900
• Delta: -22.22%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 E Henderston St	0.41mi	2/2.0	1,466 (+3%)	15mo	$239,900	$164	60
201 N Meadowbrook Dr	0.68mi	3/2.0 (+1)	1,507 (+6%)	4mo	$114,400	$76	47
101 N Meadowbrook Dr	0.66mi	3/2.0 (+1)	1,558 (+9%)	1mo	$220,000	$141	44

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: 13.6%
• Equity multiple: 1.78×
• Total profit: $27,219
• Equity at exit: $56,160

10-year hold

• IRR: 15.5%
• Equity multiple: 3.29×
• Total profit: $79,969
• Equity at exit: $86,550

Cash invested: $34,972 (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 75684

• Active inventory: 70
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $190

Break-even live

Break-even rent $1,134

Max offer price $124,900

Occupancy floor 81%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E Cottonwood St Overton, TX	2.0	2.0	1210	$1,375	$1.14	21d	1	0.16mi

Listing history 39 events

1. 2026-06-19
   days on market $124,900 Active 77 DOM
2. 2026-06-18
   days on market $124,900 Active 76 DOM
3. 2026-06-17
   days on market $124,900 Active 75 DOM
4. 2026-06-16
   days on market $124,900 Active 74 DOM
5. 2026-06-15
   days on market $124,900 Active 73 DOM
6. 2026-06-14
   days on market $124,900 Active 71 DOM
7. 2026-06-13
   days on market $124,900 Active 70 DOM
8. 2026-06-10
   days on market $124,900 Active 68 DOM
9. 2026-06-09
   days on market $124,900 Active 67 DOM
10. 2026-06-08
    days on market $124,900 Active 66 DOM
11. 2026-06-07
    days on market $124,900 Active 65 DOM
12. 2026-06-03
    days on market $124,900 Active 61 DOM
13. 2026-06-02
    days on market $124,900 Active 60 DOM
14. 2026-06-01
    days on market $124,900 Active 59 DOM
15. 2026-05-31
    days on market $124,900 Active 58 DOM
16. 2026-05-30
    days on market $124,900 Active 57 DOM
17. 2026-04-03
    listed $124,900 Active 1094-char remark

    Show marketing remark (1094 chars)

    Come view this charming 1930 home on a beautiful lot surrounded by mature trees in the welcoming small town of Overton. Tucked away on a quiet, family friendly street, this 1,428 sq ft property blends character and flexibility with a layout that adapts to modern living. Original hardwood floors run through the bedrooms and hallway, adding timeless warmth and charm. Two spacious living areas provide room to relax and gather, including one featuring vaulted ceilings and a cozy wood-burning stove. The second living room is currently used as a primary bedroom, offering versatile space for a growing family, guests, office, or playroom. The eat in kitchen offers generous space for cooking and connection, while indoor laundry is conveniently located just off the second living area. Enjoy mornings or evenings on the welcoming covered front porch overlooking the peaceful setting. The large backyard offers plenty of space for kids to play, pets to roam, gardens, and outdoor gatherings. A wonderful opportunity to enjoy small-town living with charm, character, and room to make it your own!

18. 2024-06-06
    soldstatus
19. 2024-05-31
    soldstatus Closed 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

20. 2024-05-06
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

21. 2024-04-30
    historical Active Option Contract 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

22. 2024-04-22
    price $84,500 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

23. 2024-04-08
    price $85,600 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

24. 2024-04-08
    status Active 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

25. 2024-04-02
    historical Active Option Contract 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

26. 2024-03-18
    price $88,300 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

27. 2024-03-12
    status Active 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

28. 2024-03-05
    historical Active Option Contract 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

29. 2024-03-04
    price $88,400 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

30. 2024-02-25
    price $89,500 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

31. 2024-02-05
    price $109,800 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

32. 2024-01-24
    price $115,000 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

33. 2024-01-20
    price $122,000 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

34. 2023-12-07
    listed $125,000 Active 388-char remark

    Show marketing remark (388 chars)

    Back on the market with reduce price ... Perfect small town living in a cozy updated home on a large lot in a quiet neighborhood. The second living area that can easily be converted into a 3rd Bedroom. See the antique wood burning stove in the rear. All offers will be considered as seller is motivated. This home should qualify for USDA loan offering $0 down Payment. Buyer to verify.

35. 2020-10-29
    soldstatus
36. 2006-06-08
    soldstatus
37. 2005-08-03
    soldstatus
38. 2003-08-04
    soldstatus
39. 1999-06-14
    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: $2,265 · $189/mo
• Projected year-2 tax: $2,286 · $190/mo
• Expected delta: +$21/yr (+$2/mo · 0.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $16,500
• − Mortgage interest: −$6,996
• − Property taxes: −$2,265
• − Insurance: −$624
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,633
• Taxable income: $341
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,204/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: Overton ISD
• NCES district ID: 4833870
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $48,386
• Composite: 27.3/100
• National rank: #7000
• State rank: #582 of 826 in TX

Livability — Overton

• Score: 69/100
• State rank: #432
• US rank: #8906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overton, TX
• 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

-0.1% since first listed

23 events — show timeline

• 2026-04-03 Listed $124,900 GTAR
• 2024-06-06 Sold (Public Records) — Public Records
• 2024-05-31 Sold (MLS) — NTREIS
• 2024-05-06 Pending — NTREIS
• 2024-04-30 Contingent — NTREIS
• 2024-04-22 Price Changed $84,500 NTREIS
• 2024-04-08 Price Changed $85,600 NTREIS
• 2024-04-08 Relisted — NTREIS
• 2024-04-02 Contingent — NTREIS
• 2024-03-18 Price Changed $88,300 NTREIS
• 2024-03-12 Relisted — NTREIS
• 2024-03-05 Contingent — NTREIS
• 2024-03-04 Price Changed $88,400 NTREIS
• 2024-02-25 Price Changed $89,500 NTREIS
• 2024-02-05 Price Changed $109,800 NTREIS
• 2024-01-24 Price Changed $115,000 NTREIS
• 2024-01-20 Price Changed $122,000 NTREIS
• 2023-12-07 Listed $125,000 NTREIS
• 2020-10-29 Sold (Public Records) — Public Records
• 2006-06-08 Sold (Public Records) — Public Records
• 2005-08-03 Sold (Public Records) — Public Records
• 2003-08-04 Sold (Public Records) — Public Records
• 1999-06-14 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,265 · -3.5% YoY. Source: county tax records.