300 S Wall St · Itasca, TX 76055

$180,000

2 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 54 Days on market

Built 1935 9,757 sqft lot $147/sqft · 10% below area Est $199k · 10% under ↓ 16% 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 +16.5/30.0
• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Located on a desirable corner lot in Itasca, this well-maintained 2-bedroom, 2-bath home offers 1,228 square feet of comfortable living space with thoughtful updates throughout. Major improvements have already been taken care of, including a roof replaced just 2 years ago and extensive upgrades completed within the last year featuring mini-split systems, updated flooring, modern kitchen countertops, new windows, and fresh exterior paint. The property stands out with exceptional parking and workspace options, offering a total of 5 covered parking spaces along with a spacious 2-car garage that doubles perfectly as a workshop. With its combination of recent updates, functional layout, and prim

Key facts

• 9,757 sq ft lot
• 2 garage spots
• Built 1935

Property features AI

Finance

• Other: Deed restrictions; Will not subdivide
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: 2-car garage; Carport (3 spaces); Additional parking; Driveway; Total covered parking for 5 vehicles
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; No municipal utility district
• Home design: Single family residence; Residential property; Attached status: yes; Built in 1935; Pillar/post/pier foundation; Composition roof
• Construction: Preowned
• Exterior features: Covered deck; Covered patio/porch; Chain link fencing; Workshop with electricity; Utilities easement; Corner lot with few trees

Interior

• Kitchen: Electric oven; Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Other heating type; Wall unit cooling
• Interior features: Granite counters; High-speed internet available; Six total rooms; One living area; One dining area; One-story layout
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $158k (12.5% below list).
• Recommended offer: $158k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.7% in Itasca — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#832 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Itasca ISD (rural): math 23% / reading 35% proficiency, ranked #636 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Itasca El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 295 students, 74% FRL).
• Market conditions: 84 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 54 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,503 (12.5% below list)

Questions for the listing agent

1. It's been on market 54 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 1935 — 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. 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: 0.88% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $199,183
• List price: $180,000
• Delta: -9.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 S Lamar St	0.20mi	3/2.0 (+1)	1,220 (-1%)	5mo	$244,900	$201	80
604 S Aquilla St	0.40mi	3/2.0 (+1)	1,215 (-1%)	1mo	$245,000	$202	74
303 S Lamar	0.20mi	3/2.0 (+1)	1,220 (-1%)	19mo	$269,999	$221	69
104 S College St	0.56mi	3/1.0 (+1)	1,232 (+0%)	9mo	$99,999	$81	57
602 S Aquilla St	0.39mi	3/2.0 (+1)	1,086 (-12%)	4mo	$230,000	$212	54
102 Allie Ct	0.57mi	3/2.0 (+1)	1,200 (-2%)	15mo	$235,000	$196	52
403 E Adams St	0.38mi	3/2.0 (+1)	1,278 (+4%)	22mo	$269,900	$211	52
133 Don Ln	0.51mi	3/2.0 (+1)	1,179 (-4%)	23mo	$222,000	$188	45
114 Don Ln	0.45mi	3/2.0 (+1)	1,380 (+12%)	15mo	$239,900	$174	40
106 Don Ln	0.45mi	3/2.0 (+1)	1,400 (+14%)	13mo	$225,000	$161	39
104 Don Ln	0.45mi	3/2.0 (+1)	1,400 (+14%)	14mo	$225,000	$161	39
100 Allie Ct	0.58mi	3/2.0 (+1)	1,110 (-10%)	22mo	$215,000	$194	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $104,684
• Equity at exit: $162,158

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $302,934
• Equity at exit: $349,700

Cash invested: $50,400 (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 76055

• Home prices YoY: 4.1%
• Active inventory: 84
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$944
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $105

Break-even live

Break-even rent $1,442

Max offer price $180,000

Occupancy floor 88%

Sensitivity live

Price	-10% $207	-5% $156	+0% $105	+5% $54	+10% $3
Rent	-10% $-19	-5% $43	+0% $105	+5% $167	+10% $229
Rate	-1.0pp $196	-0.5pp $151	base $105	+0.5pp $58	+1.0pp $11

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 W Adams St Itasca, TX	3.0	2.0	1174	$1,650	$1.41	44d	1	0.12mi
108 E Adams St Itasca, TX	3.0	2.0	1188	$1,650	$1.39	44d	1	0.17mi
202 E Henderson St Itasca, TX	3.0	2.0	1485	$1,750	$1.18	12d	1	0.20mi
107 E Marrion St Unit 4 Itasca, TX	2.0	1.0	720	$875	$1.22	44d	1	0.20mi
111 Minnie Dr Itasca, TX	3.0	2.0	1250	$1,775	$1.42	44d	1	0.68mi

Listing history 20 events

1. 2026-06-21
   days on market $180,000 Active 54 DOM
2. 2026-06-18
   days on market $180,000 Active 52 DOM
3. 2026-06-17
   days on market $180,000 Active 51 DOM
4. 2026-06-16
   days on market $180,000 Active 50 DOM
5. 2026-06-15
   days on market $180,000 Active 49 DOM
6. 2026-06-13
   days on market $180,000 Active 47 DOM
7. 2026-06-12
   pricedays on market $180,000 Active 46 DOM
8. 2026-06-10
   days on market $190,000 Active 43 DOM
9. 2026-06-08
   days on market $190,000 Active 42 DOM
10. 2026-06-08
    days on market $190,000 Active 41 DOM
11. 2026-06-05
    days on market $190,000 Active 39 DOM
12. 2026-06-03
    days on market $190,000 Active 37 DOM
13. 2026-06-02
    days on market $190,000 Active 36 DOM
14. 2026-06-01
    days on market $190,000 Active 35 DOM
15. 2026-05-31
    days on market $190,000 Active 34 DOM
16. 2026-04-27
    listed $190,000 Active 830-char remark
17. 2026-04-14
    historical
18. 2026-02-06
    price $200,000
19. 2025-10-15
    listed $215,000 Active
20. 2000-01-03
    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: $1,443 · $120/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$1,851/yr (+$154/mo · 128.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$10,083
• − Property taxes: −$1,443
• − Insurance: −$900
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$5,236
• Taxable loss: −$1,786
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $1,689/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: Itasca ISD
• NCES district ID: 4824480
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 35% ▼ -1.00%
• Median HH income: $49,224
• Composite: 25.26/100
• National rank: #7499
• State rank: #636 of 826 in TX

Livability — Itasca

• Score: 63/100
• State rank: #832
• US rank: #14977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Itasca, TX
• City population: 3,719
• Population (ZIP): 3,719

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.37%
• Current HPI: 264.5221
• 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

-16.3% since first listed

6 events — show timeline

• 2026-06-11 Price Changed $180,000 NTREIS
• 2026-04-27 Listed $190,000 NTREIS
• 2026-04-14 Listing Removed — NTREIS
• 2026-02-06 Price Changed $200,000 NTREIS
• 2025-10-15 Listed $215,000 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,443 · +7.3% YoY. Source: county tax records.