206 County Road 3661 · Domino, TX 75572

$75,000

1 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 155 Days on market

Built 1991 1.75 ac lot ↓ 28% since listing

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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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Peaceful country living on a spacious rural tract in Cass County. This property offers a quiet setting with wide open space, ideal for those seeking privacy, flexibility, and a slower pace away from city congestion. Located just outside Queen City, the property provides convenient access to town amenities while maintaining a true country feel. The land offers ample room for outdoor use, hobbies, or future improvements, with no HOA restrictions noted. Surrounded by other rural homes and acreage, this location is well suited for buyers looking for a primary residence, weekend retreat, or long-term investment in Northeast Texas. Enjoy easy access to nearby highways, local schools, and shopping while still benefiting from the peace and quiet of a county road location.

Key facts

• No hoa restrictions
• Wide open space
• 1.75 acre lot

Tags

• WIDE OPEN SPACE
• NO HOA RESTRICTIONS
• EASY ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#1,424 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Queen City ISD (rural): math 39% / reading 45% proficiency, ranked #355 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $3k appreciation (3.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.30% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.26×
• Total profit: $26,466
• Equity at exit: $36,660

10-year hold

• IRR: 21.9%
• Equity multiple: 4.35×
• Total profit: $70,426
• Equity at exit: $58,897

Cash invested: $21,000 (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 75572

• Home prices YoY: 2.6%
• Active inventory: 65
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $230

Break-even live

Break-even rent $683

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $272	-5% $251	+0% $230	+5% $209	+10% $187
Rent	-10% $153	-5% $191	+0% $230	+5% $268	+10% $307
Rate	-1.0pp $268	-0.5pp $249	base $230	+0.5pp $210	+1.0pp $191

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $75,000 Active 155 DOM
2. 2026-06-18
   days on market $75,000 Active 154 DOM
3. 2026-06-17
   days on market $75,000 Active 153 DOM
4. 2026-06-16
   days on market $75,000 Active 152 DOM
5. 2026-06-15
   days on market $75,000 Active 151 DOM
6. 2026-06-14
   days on market $75,000 Active 149 DOM
7. 2026-06-13
   days on market $75,000 Active 148 DOM
8. 2026-06-10
   days on market $75,000 Active 146 DOM
9. 2026-06-09
   days on market $75,000 Active 145 DOM
10. 2026-06-08
    days on market $75,000 Active 144 DOM
11. 2026-06-07
    days on market $75,000 Active 143 DOM
12. 2026-06-03
    days on market $75,000 Active 139 DOM
13. 2026-06-02
    days on market $75,000 Active 138 DOM
14. 2026-06-01
    days on market $75,000 Active 137 DOM
15. 2026-05-31
    days on market $75,000 Active 136 DOM
16. 2026-05-30
    days on market $75,000 Active 135 DOM
17. 2026-01-14
    listed $75,000 Active 780-char remark

    Show marketing remark (780 chars)

    Peaceful country living on a spacious rural tract in Cass County. This property offers a quiet setting with wide open space, ideal for those seeking privacy, flexibility, and a slower pace away from city congestion. Located just outside Queen City, the property provides convenient access to town amenities while maintaining a true country feel. The land offers ample room for outdoor use, hobbies, or future improvements, with no HOA restrictions noted. Surrounded by other rural homes and acreage, this location is well suited for buyers looking for a primary residence, weekend retreat, or long-term investment in Northeast Texas. Enjoy easy access to nearby highways, local schools, and shopping while still benefiting from the peace and quiet of a county road location.

18. 2025-10-06
    price $89,900
19. 2025-09-11
    listed $104,000 Active
20. 1992-03-03
    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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,683
• − Mortgage interest: −$4,201
• − Property taxes: −$1,376
• − Insurance: −$375
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,182
• Taxable income: $1,680
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,356/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: Queen City ISD
• NCES district ID: 4836210
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $43,663
• Composite: 35.53/100
• National rank: #4908
• State rank: #355 of 826 in TX

Livability — Domino

• Score: 53/100
• State rank: #1424
• US rank: #24351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,942

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 6% Arabic 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 143.673
• 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

-27.9% since first listed

4 events — show timeline

• 2026-01-14 Listed $75,000 NTREIS
• 2025-10-06 Price Changed $89,900 NTREIS
• 2025-09-11 Listed $104,000 NTREIS
• 1992-03-03 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,376 · +21.1% YoY. Source: county tax records.