3211 Pearl St #203 · Nacogdoches, TX 75965

$115,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily · 50 Days on market

$96/sqft · 33% below area Est $173k · 33% under $150/mo HOA · 12% of rent

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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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this 3 bedroom, 2 bath townhouse located near North Street and SFA! Bright, open layout with plenty of space. Great location and ready for you to move in. Call your favorite realtor today to schedule a showing!

Key facts

• $150 HOA
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $56 ($672/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.3% in Nacogdoches — 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 72/100 on livability (#252 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities C-, schools D, commute F.
• Nacogdoches ISD (town): math 26% / reading 30% proficiency, ranked #688 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+12.9%/yr); 192 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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: 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.08% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 7.7

CMA / ARV

• ARV (median comp): $172,874
• List price: $115,000
• Delta: -33.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.74×
• Total profit: $-8,381
• Equity at exit: $17,147

10-year hold

• IRR: 8.9%
• Equity multiple: 1.86×
• Total profit: $27,682
• Equity at exit: $9,943

Cash invested: $32,200 (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 75965

• Rents YoY: 12.9%
• Active inventory: 192
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$603
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$48
• HOA: −$150
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $56

Break-even live

Break-even rent $1,175

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3230 Pearl St Unit 6 1 Nacogdoches, TX	2.0	2.5	1054	$1,200	$1.14	43d	1	0.10mi
3300 Pearl St Unit 122 Nacogdoches, TX	2.0	1.0	1010	$1,050	$1.04	43d	1	0.10mi
2521 Pearl St #207 Nacogdoches, TX	2.0	1.5	900	$950	$1.06	43d	1	0.39mi
126 Wortham Dr Nacogdoches, TX	4.0	2.0	1485	$1,815	$1.22	43d	1	0.44mi
2325 Pearl St Nacogdoches, TX	2.0	1.0	750	$895	$1.19	43d	1	0.54mi
4100 North St Nacogdoches, TX	1.0–2.0	1.0–2.0	834	$1,500	$1.80	43d	5	0.61mi
409 S Steen Dr Unit 104 Nacogdoches, TX	2.0	2.0	864	$1,450	$1.68	43d	1	0.69mi
2109 Pearl St Unit F15 Nacogdoches, TX	3.0	1.5	939	$1,075	$1.14	43d	1	0.78mi
2109 Pearl St Unit E12 Nacogdoches, TX	2.0	1.0	850	$975	$1.15	43d	1	0.78mi
327 W College St Nacogdoches, TX	2.0	2.0	965	$850	$0.88	43d	1	0.83mi
1905 Banita St #102 Nacogdoches, TX	2.0	2.0	875	$1,950	$2.23	43d	1	0.93mi
216 W Starr Ave #102 Nacogdoches, TX	3.0	2.0	1095	$2,000	$1.83	43d	1	1.24mi
4541 NE Stallings Dr Nacogdoches, TX	1.0–2.0	1.0–2.0	700	$1,189	$1.70	43d	1	1.33mi
4502 N University Dr Nacogdoches, TX	1.0–3.0	1.0–2.0	725	$1,241	$1.71	43d	1	1.43mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 9 events

1. 2026-05-05
   status Pending 221-char remark

   Show marketing remark (221 chars)

   Don't miss this 3 bedroom, 2 bath townhouse located near North Street and SFA! Bright, open layout with plenty of space. Great location and ready for you to move in. Call your favorite realtor today to schedule a showing!

2. 2026-04-27
   status Active 221-char remark

   Show marketing remark (221 chars)

   Don't miss this 3 bedroom, 2 bath townhouse located near North Street and SFA! Bright, open layout with plenty of space. Great location and ready for you to move in. Call your favorite realtor today to schedule a showing!

3. 2026-04-17
   status Pending 221-char remark

   Show marketing remark (221 chars)

   Don't miss this 3 bedroom, 2 bath townhouse located near North Street and SFA! Bright, open layout with plenty of space. Great location and ready for you to move in. Call your favorite realtor today to schedule a showing!

4. 2026-03-06
   listed $115,000 Active 221-char remark

   Show marketing remark (221 chars)

   Don't miss this 3 bedroom, 2 bath townhouse located near North Street and SFA! Bright, open layout with plenty of space. Great location and ready for you to move in. Call your favorite realtor today to schedule a showing!

5. 2023-07-05
   soldstatus
6. 2018-06-27
   soldstatus 140-char remark

   Show marketing remark (140 chars)

   Great Townhouse looking for new owners. Some remodeling has been done. New paint. Blank slate for you to create a living space all your own.

7. 2018-04-24
   listed $59,900 140-char remark

   Show marketing remark (140 chars)

   Great Townhouse looking for new owners. Some remodeling has been done. New paint. Blank slate for you to create a living space all your own.

8. 2016-08-30
   soldstatus
9. 2016-07-23
   listed $54,500

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$574/yr (+$48/mo · 37.5%)

ⓘ 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 ≥112°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: $14,955
• − Mortgage interest: −$6,442
• − Property taxes: −$1,531
• − Insurance: −$575
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$1,800
• − Depreciation: −$3,345
• Taxable loss: −$1,131
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $943/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: Nacogdoches ISD
• NCES district ID: 4832090
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $33,759
• Composite: 22.98/100
• National rank: #7983
• State rank: #688 of 826 in TX

Livability — Nacogdoches

• Score: 72/100
• State rank: #252
• US rank: #5962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nacogdoches, TX
• County: Nacogdoches County · 53,896 people
• City population: 53,896
• Metro: Nacogdoches, TX
• Population (ZIP): 18,243
• Household income: $55,291
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1086.0

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Black 11% Two or more races 8% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.81%
• Current HPI: 178.4946
• Rent YoY: ▲ 12.91%
• Metro: Nacogdoches, TX
• 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

+111.0% since first listed

9 events — show timeline

• 2026-05-05 Pending — Deep East Texas MLS
• 2026-04-27 Relisted — Deep East Texas MLS
• 2026-04-17 Pending — Deep East Texas MLS
• 2026-03-06 Listed $115,000 Deep East Texas MLS
• 2023-07-05 Sold (Public Records) — Public Records
• 2018-06-27 Sold (MLS) — Deep East Texas MLS
• 2018-04-24 Listed $59,900 Deep East Texas MLS
• 2016-08-30 Sold (MLS) — Deep East Texas MLS
• 2016-07-23 Listed $54,500 Deep East Texas MLS

Property tax history

+5.1%/yr

Latest (2025): $1,531 · +3.1% YoY. Source: county tax records.