410 Fm 3313 · Crockett, TX 75835

$120,000

3 bd · 2.0 ba · 1,992 sqft · SingleFamily public records · 48 Days on market

Built 1975 1.14 ac lot $60/sqft · 51% below area ↓ 25% 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 +19.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come enjoy a spacious 2+ acre lot within city limits of Crockett, TX. The home is structurally sound and ready for improvements. Make it yours with minimal cosmetic finishes and enjoy rural town living in East Texas! Property has a converted garage that allows for additional square footage to be utilized, or could be converted back to garage space. Large lot is filled with naturally occurring grasses and enough trees to provide a natural property boundary. Bring all offers!

Key facts

• Converted garage
• Spacious 2 acre lot
• 1.14 acre lot

Tags

• SPACIOUS 2 ACRE LOT
• CONVERTED GARAGE
• NATURALLY OCCURRING GRASSES
• NATURAL PROPERTY BOUNDARY

Property features AI

Finance

• Other: Listing is active with exclusive right to sell agreement
• Financial info: Listing for sale (cash or conventional financing accepted); Special listing condition: Real estate owned
• HOA & community: No association

Exterior

• Parking: On-site parking
• Utilities: Electricity connected; No municipal utility district
• Home design: Single family residence; One story; Property attached: Yes
• Construction: Built in 1975
• Exterior features: Approximately 1.14-acre lot; Will not subdivide

Interior

• Kitchen: Electric oven; Double oven
• Bedrooms: 3 bedrooms total; Primary bedroom on level 1 (approx. 15 x 13)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cable TV available; One living area; One dining area; Two total rooms (in addition to bedrooms/bathrooms)
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.2% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Latexo ISD (rural): math 37% / reading 47% proficiency, ranked #365 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $29k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. 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: 1.16% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (median comp): $245,449
• List price: $120,000
• Delta: -51.11%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Fm 3313	0.16mi	3/2.5	2,130 (+7%)	13mo	$475,000	$223	68
304 Fm 3313	0.12mi	3/2.0	1,800 (-10%)	15mo	$330,000	$183	66

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-10,378
• Equity at exit: $17,892

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $2,925
• Equity at exit: $10,375

Cash invested: $33,600 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$284 /mo · $3,406/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $141

Break-even live

Break-even rent $1,219

Max offer price $120,000

Occupancy floor 85%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 48 DOM
2. 2026-06-17
   days on market $120,000 Active 47 DOM
3. 2026-06-16
   days on market $120,000 Active 46 DOM
4. 2026-06-15
   days on market $120,000 Active 45 DOM
5. 2026-06-13
   days on market $120,000 Active 43 DOM
6. 2026-06-12
   days on market $120,000 Active 42 DOM
7. 2026-06-10
   days on market $120,000 Active 39 DOM
8. 2026-06-08
   days on market $120,000 Active 38 DOM
9. 2026-06-08
   days on market $120,000 Active 37 DOM
10. 2026-06-07
    days on market $120,000 Active 36 DOM
11. 2026-06-03
    days on market $120,000 Active 33 DOM
12. 2026-06-02
    days on market $120,000 Active 32 DOM
13. 2026-06-01
    days on market $120,000 Active 31 DOM
14. 2026-05-31
    days on market $120,000 Active 30 DOM
15. 2026-05-01
    listed $149,000 Active 483-char remark
16. 2026-04-22
    historical
17. 2026-03-27
    price $175,000
18. 2026-03-10
    price $185,000
19. 2026-02-07
    listed $195,000 Active
20. 2018-12-06
    historical
21. 2017-12-19
    listed $159,000 Active
22. 2017-12-18
    historical
23. 2017-12-12
    listed $159,000

ⓘ 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: $3,406 · $284/mo
• Projected year-2 tax: $3,406 · $284/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,768
• − Mortgage interest: −$6,722
• − Property taxes: −$3,406
• − Insurance: −$600
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,491
• Taxable loss: −$134
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,721/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: Latexo ISD
• NCES district ID: 4826910
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $40,145
• Composite: 35.17/100
• National rank: #5002
• State rank: #365 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, TX
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

-24.5% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $120,000 NTREIS
• 2026-05-01 Listed $149,000 NTREIS
• 2026-04-22 Listing Removed — HARMLS
• 2026-03-27 Price Changed $175,000 HARMLS
• 2026-03-10 Price Changed $185,000 HARMLS
• 2026-02-07 Listed $195,000 HARMLS
• 2018-12-06 Listing Removed — HARMLS
• 2017-12-19 Listed $159,000 HARMLS
• 2017-12-18 Listing Removed — HARMLS
• 2017-12-12 Listed $159,000 HARMLS

Property tax history

+5.6%/yr

Latest (2025): $3,406 · +0.1% YoY. Source: county tax records.