218 Wight St · Roxton, TX 75477

$89,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 159 Days on market

Built 1950 0.34 ac lot $107/sqft · at area comps Est $93k · at est. ↓ 33% 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 +17.3/30.0
• ARV discount +9.2/15.0
• Appreciation +7.7/10.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Roll up your sleeves and make this charming cottage a doll house! Located in SW Lamar County in the rural town of Roxton, Texas sits this 2-bedroom home on large lot with approximately 1200 square feet with add-on den, laundry room and half bath. Typical of the era, enter into the living room that opens into the kitchen-breakfast area. Kitchen has nice pantry, cookstove and dishwasher along with nice counter space and cabinets. The large den has many possibilities of use.... family room, game room or a combination of living-dining and has access to the backyard. 2 bedrooms with easy access to the full bath in the hallway. Laundry room is spacious and opens into a half bath. Huge, fenced backyard, perfect for entertaining, building a shop or adding a garage. Roxton is an active community with annual events, diner-grocery store, gas station, community center and post office just to mention a few local amenities. Roxton is located on the Northeast Texas Trail (NETT), a 130 mi (210 km) hike-and-bike trail from Farmersville, Texas, to New Boston, Texas, which follows a disused railroad right-of-way railbanked by the Union Pacific Railroad and Chaparral Railroad in the 1990s. Chisum ISD. LCAD square footage is incorrect per the seller. Foundation work was completed; however, the interior cosmetic repairs were not.

Key facts

• Half bath
• Laundry room
• Cookstove

Tags

• LARGE LOT
• ADD-ON DEN
• LAUNDRY ROOM
• HALF BATH
• NICE PANTRY
• COOKSTOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $66 ($793/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (5.1% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#1,434 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Chisum ISD (rural): math 48% / reading 56% proficiency, ranked #146 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $5k appreciation (5.3% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1950 — 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 F-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: 0.95% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $93,335
• List price: $89,900
• Delta: -3.68%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 College St	0.19mi	2/1.0	754 (-10%)	4mo	$125,000	$166	70

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

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.06×
• Total profit: $26,560
• Equity at exit: $52,674

10-year hold

• IRR: 16.5%
• Equity multiple: 4.02×
• Total profit: $75,946
• Equity at exit: $92,372

Cash invested: $25,172 (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 75477

• Home prices YoY: 5.0%
• Active inventory: 40
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $66

Break-even live

Break-even rent $769

Max offer price $89,900

Occupancy floor 87%

Sensitivity live

Price	-10% $117	-5% $92	+0% $66	+5% $41	+10% $15
Rent	-10% $-1	-5% $32	+0% $66	+5% $100	+10% $133
Rate	-1.0pp $111	-0.5pp $89	base $66	+0.5pp $43	+1.0pp $19

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $89,900 Active 159 DOM
2. 2026-06-18
   days on market $89,900 Active 158 DOM
3. 2026-06-17
   days on market $89,900 Active 157 DOM
4. 2026-06-16
   days on market $89,900 Active 156 DOM
5. 2026-06-15
   days on market $89,900 Active 155 DOM
6. 2026-06-14
   days on market $89,900 Active 153 DOM
7. 2026-06-12
   days on market $89,900 Active 152 DOM
8. 2026-06-09
   days on market $89,900 Active 149 DOM
9. 2026-06-08
   days on market $89,900 Active 148 DOM
10. 2026-06-07
    days on market $89,900 Active 147 DOM
11. 2026-06-05
    days on market $89,900 Active 145 DOM
12. 2026-06-03
    days on market $89,900 Active 143 DOM
13. 2026-06-02
    days on market $89,900 Active 142 DOM
14. 2026-06-01
    days on market $89,900 Active 141 DOM
15. 2026-05-31
    days on market $89,900 Active 140 DOM
16. 2026-05-31
    days on market $89,900 Active 139 DOM
17. 2026-01-31
    status Active 1343-char remark

    Show marketing remark (1343 chars)

    Roll up your sleeves and make this charming cottage a doll house! Located in SW Lamar County in the rural town of Roxton, Texas sits this 2-bedroom home on large lot with approximately 1200 square feet with add-on den, laundry room and half bath. Typical of the era, enter into the living room that opens into the kitchen-breakfast area. Kitchen has nice pantry, cookstove and dishwasher along with nice counter space and cabinets. The large den has many possibilities of use.... family room, game room or a combination of living-dining and has access to the backyard. 2 bedrooms with easy access to the full bath in the hallway. Laundry room is spacious and opens into a half bath. Huge, fenced backyard, perfect for entertaining, building a shop or adding a garage. Roxton is an active community with annual events, diner-grocery store, gas station, community center and post office just to mention a few local amenities. Roxton is located on the Northeast Texas Trail (NETT), a 130 mi (210 km) hike-and-bike trail from Farmersville, Texas, to New Boston, Texas, which follows a disused railroad right-of-way railbanked by the Union Pacific Railroad and Chaparral Railroad in the 1990s. Chisum ISD. LCAD square footage is incorrect per the seller. Foundation work was completed; however, the interior cosmetic repairs were not.

18. 2026-01-21
    historical Active Option Contract 1343-char remark

    Show marketing remark (1343 chars)

    Roll up your sleeves and make this charming cottage a doll house! Located in SW Lamar County in the rural town of Roxton, Texas sits this 2-bedroom home on large lot with approximately 1200 square feet with add-on den, laundry room and half bath. Typical of the era, enter into the living room that opens into the kitchen-breakfast area. Kitchen has nice pantry, cookstove and dishwasher along with nice counter space and cabinets. The large den has many possibilities of use.... family room, game room or a combination of living-dining and has access to the backyard. 2 bedrooms with easy access to the full bath in the hallway. Laundry room is spacious and opens into a half bath. Huge, fenced backyard, perfect for entertaining, building a shop or adding a garage. Roxton is an active community with annual events, diner-grocery store, gas station, community center and post office just to mention a few local amenities. Roxton is located on the Northeast Texas Trail (NETT), a 130 mi (210 km) hike-and-bike trail from Farmersville, Texas, to New Boston, Texas, which follows a disused railroad right-of-way railbanked by the Union Pacific Railroad and Chaparral Railroad in the 1990s. Chisum ISD. LCAD square footage is incorrect per the seller. Foundation work was completed; however, the interior cosmetic repairs were not.

19. 2026-01-10
    listed $89,900 Active 1343-char remark

    Show marketing remark (1343 chars)

    Roll up your sleeves and make this charming cottage a doll house! Located in SW Lamar County in the rural town of Roxton, Texas sits this 2-bedroom home on large lot with approximately 1200 square feet with add-on den, laundry room and half bath. Typical of the era, enter into the living room that opens into the kitchen-breakfast area. Kitchen has nice pantry, cookstove and dishwasher along with nice counter space and cabinets. The large den has many possibilities of use.... family room, game room or a combination of living-dining and has access to the backyard. 2 bedrooms with easy access to the full bath in the hallway. Laundry room is spacious and opens into a half bath. Huge, fenced backyard, perfect for entertaining, building a shop or adding a garage. Roxton is an active community with annual events, diner-grocery store, gas station, community center and post office just to mention a few local amenities. Roxton is located on the Northeast Texas Trail (NETT), a 130 mi (210 km) hike-and-bike trail from Farmersville, Texas, to New Boston, Texas, which follows a disused railroad right-of-way railbanked by the Union Pacific Railroad and Chaparral Railroad in the 1990s. Chisum ISD. LCAD square footage is incorrect per the seller. Foundation work was completed; however, the interior cosmetic repairs were not.

20. 2025-10-29
    historical
21. 2025-05-28
    listed $134,500 Active
22. 2008-05-22
    soldstatus
23. 2002-09-11
    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: $1,187 · $99/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$459/yr (+$38/mo · 38.7%)

ⓘ 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 ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $10,236
• − Mortgage interest: −$5,036
• − Property taxes: −$1,187
• − Insurance: −$450
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,615
• Taxable loss: −$689
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $958/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: Chisum ISD
• NCES district ID: 4800012
• Math proficiency: 48% ▼ -8.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $48,459
• Composite: 44.27/100
• National rank: #2839
• State rank: #146 of 826 in TX

Livability — Roxton

• Score: 53/100
• State rank: #1434
• US rank: #24520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roxton, TX
• Population (ZIP): 868

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 4%
• Common ancestry: Serbian 4% Iranian 4% Slovak 2%
• Foreign-born: 7% · Canada

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 110.7585
• 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

-33.2% since first listed

7 events — show timeline

• 2026-01-31 Relisted — NTREIS
• 2026-01-21 Contingent — NTREIS
• 2026-01-10 Listed $89,900 NTREIS
• 2025-10-29 Listing Removed — NTREIS
• 2025-05-28 Listed $134,500 NTREIS
• 2008-05-22 Sold (Public Records) — Public Records
• 2002-09-11 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,187 · -1.2% YoY. Source: county tax records.