209 Lajodepa St · Grand Saline, TX 75140

$175,000

3 bd · 2.0 ba · 1,239 sqft · SingleFamily · 29 Days on market

Built 1973 Good condition 0.32 ac lot Est $176k · at est.

---

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).

• Cash flow +10.8/30.0
• ARV discount +7.7/15.0
• Appreciation +6.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

family friendly 3 bedroom 2 bath brick home located on a nice quiet street. Features include a metal roof, central heat and air, galley style kitchen, large living area with brick wood burning fireplace, carport and HUGE backyard complete with wood privacy fence. Plenty of room for the kids and pets to play and run! Perfect starter home. HOME HAS A LIFETIME FULLY TRANSFERABLE WARRANTY FOR THE FOUNDATION. SALE EXCLUDES REFRIGERATOR.

Key facts

• Durable metal roof
• Fresh paint
• Flexible bonus room

Tags

• FLEXIBLE BONUS ROOM
• UPDATED FLOORING
• FRESH PAINT
• MODERN FIXTURES
• WOOD-BURNING FIREPLACE
• DURABLE METAL ROOF

Property features AI

Finance

• Other: Listing broker: Buchanan Realty; Listing agent: Brad Buchanan
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Concrete parking area
• Utilities: Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Metal roof; Slab foundation; Built in 1973 (preowned)
• Exterior features: Lot under half an acre (approximately 0.32 acre); Subdivision: Richland Heights

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Two living areas; One dining area; Room count of 3; Fireplace (wood burning) in living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-80 ($-957/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (18.3% below list).
• Recommended offer: $143k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.0% in Grand Saline — 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 64/100 on livability (#800 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Grand Saline ISD (town): math 38% / reading 33% proficiency, ranked #520 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grand Saline El (308 students, 68% FRL); Grand Saline Middle (math 37% / reading 32%, grade F, #858 of 1,662 statewide, top 54%, 273 students, 59% FRL); Grand Saline H S (math 37% / reading 37%, grade F, #897 of 1,632 statewide, top 57%, 341 students, 51% FRL).
• Market conditions: 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.7% local appreciation)).
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,995 (18.3% 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. 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?
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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $175,938
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N Oaks Dr	0.06mi	3/2.0	1,269 (+2%)	1mo	$168,000	$132	92
1209 Lakeside Dr	0.19mi	3/2.0	1,269 (+2%)	2mo	$199,900	$158	85
208 De Gail St	0.04mi	3/2.0	1,330 (+7%)	11mo	$199,000	$150	77
119 E High St	0.46mi	2/1.0 (-1)	1,189 (-4%)	13mo	$199,999	$168	52
523 Clearwater Rd	0.53mi	3/2.0	1,392 (+12%)	4mo	$169,900	$122	51
1273 Vz County Road 1803	0.49mi	3/1.0	1,125 (-9%)	14mo	$159,900	$142	47
800 N Main St	0.49mi	2/2.0 (-1)	1,328 (+7%)	17mo	$169,000	$127	46
219 E Jordan St	0.53mi	3/1.0	1,418 (+14%)	2mo	$59,900	$42	45
409 N Spring St	0.72mi	3/1.0	1,100 (-11%)	12mo	$165,000	$150	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.27×
• Total profit: $13,186
• Equity at exit: $75,668

10-year hold

• IRR: 8.0%
• Equity multiple: 2.18×
• Total profit: $57,688
• Equity at exit: $114,317

Cash invested: $49,000 (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 75140

• Home prices YoY: 1.3%
• Active inventory: 147
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-80

Break-even live

Break-even rent $1,531

Max offer price $163,464

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-19	+0% $-80	+5% $-140	+10% $-201
Rent	-10% $-193	-5% $-136	+0% $-80	+5% $-23	+10% $33
Rate	-1.0pp $8	-0.5pp $-35	base $-80	+0.5pp $-125	+1.0pp $-171

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 Bradburn Rd Unit 101 Grand Saline, TX	2.0	1.0	1169	$1,500	$1.28	16d	1	0.47mi
1024 N Spring St Grand Saline, TX	3.0	2.0	1453	$1,500	$1.03	46d	1	0.50mi
605 W Hill St Grand Saline, TX	3.0	1.5	1032	$1,275	$1.24	16d	1	1.02mi
1260 Vz County Road 1810 Unit 1810 Grand Saline, TX	2.0	1.0	864	$1,195	$1.38	46d	1	1.21mi

Listing history 15 events

1. 2026-06-17
   status $175,000 Pending 29 DOM
2. 2026-06-16
   days on market $175,000 Active Option Contract 29 DOM
3. 2026-06-15
   days on market $175,000 Active Option Contract 28 DOM
4. 2026-06-13
   days on market $175,000 Active Option Contract 26 DOM
5. 2026-06-12
   statusdays on market $175,000 Active Option Contract 25 DOM
6. 2026-06-09
   days on market $175,000 Active 22 DOM
7. 2026-06-08
   days on market $175,000 Active 21 DOM
8. 2026-06-08
   days on market $175,000 Active 20 DOM
9. 2026-06-07
   days on market $175,000 Active 19 DOM
10. 2026-06-03
    days on market $175,000 Active 16 DOM
11. 2026-06-02
    days on market $175,000 Active 15 DOM
12. 2026-06-01
    days on market $175,000 Active 14 DOM
13. 2026-05-31
    days on market $175,000 Active 13 DOM
14. 2026-05-31
    status $175,000 Active 12 DOM
15. 2026-05-16
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $17,159
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$5,091
• Taxable loss: −$3,980
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $-2/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.

Condition & rehab AI · 16 photos

Good 80/100 Cosmetic rehab

This renovated 3-bedroom, 2-bath home with a spacious backyard and storage shed is in good condition and ready for move-in.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping and yard maintenance — Improves curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and yard maintenance — Improves curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Grand Saline ISD
• NCES district ID: 4821450
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $41,621
• Composite: 29.99/100
• National rank: #6365
• State rank: #520 of 826 in TX

Livability — Grand Saline

• Score: 64/100
• State rank: #800
• US rank: #14580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Saline, TX
• Population (ZIP): 8,596

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 28% Two or more races 9%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 215.5979
• 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

+151.8% since first listed

7 events — show timeline

• 2026-06-16 Pending — NTREIS
• 2026-06-10 Contingent — NTREIS
• 2026-05-30 Relisted — NTREIS
• 2026-05-26 Contingent — NTREIS
• 2026-05-16 Listed $175,000 NTREIS
• 2015-03-31 Sold (MLS) — GTAR
• 2015-01-09 Listed $69,500 GTAR