1403 Spokane St · Nacogdoches, TX 75964

$140,000

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 90 Days on market

$136/sqft · at area comps Est $141k · at est. ↓ 7% since listing

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.9/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and beautifully refreshed! This charming 2-bedroom, 1-bath home offers 1,026 square feet of comfortable living space with thoughtful updates throughout. Recent improvements include a new roof, fresh interior and exterior paint, and updated fixtures, giving the home a clean, modern feel while maintaining its classic character. Inside, you'll find a functional layout with a bright living area, inviting bedrooms, and a well-appointed kitchen that makes everyday living easy. Whether you're a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes. Situated in an established Nacogdoches neighborhood with convenient access to shopping, dining, and local amenities, this property offers both comfort and value. Don't miss your opportunity to own a move-in ready home at an affordable price ? schedule your showing today!

Key facts

• Bright living area
• Functional layout
• Fresh interior paint

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• UPDATED FIXTURES
• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $52 ($628/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 $128k (8.3% below list).
• Recommended offer: $128k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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-, commute F, employment 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.
• Zoned schools: Brooks-Quinn-Jones El (math 13% / reading 19%, grade F, #3,974 of 4,322 statewide, top 92%, 611 students, 94% FRL); Mcmichael Middle (math 24% / reading 27%, grade F, #1,236 of 1,662 statewide, top 76%, 1,390 students, 82% FRL); Nacogdoches H S (math 21% / reading 34%, grade F, #1,183 of 1,632 statewide, top 73%, 1,772 students, 77% FRL).
• Market conditions: 118 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,394 (8.3% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 8% 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $141,328
• List price: $140,000
• Delta: -0.94%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-19,339
• Equity at exit: $20,874

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-12,485
• Equity at exit: $12,105

Cash invested: $39,200 (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 75964

• Home prices YoY: -34.5%
• Active inventory: 118
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$734
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $52

Break-even live

Break-even rent $1,218

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $92	+0% $52	+5% $13	+10% $-27
Rent	-10% $-49	-5% $2	+0% $52	+5% $103	+10% $154
Rate	-1.0pp $123	-0.5pp $88	base $52	+0.5pp $16	+1.0pp $-21

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 W Seale St Unit 13 Nacogdoches, TX	2.0	1.0	840	$895	$1.07	45d	1	0.69mi
216 W Starr Ave #102 Nacogdoches, TX	3.0	2.0	1095	$2,000	$1.83	45d	1	1.19mi
2121 Gasaway Rd Unit 102 Nacogdoches, TX	2.0	2.0	864	$1,300	$1.50	45d	1	1.30mi
327 W College St Nacogdoches, TX	2.0	2.0	965	$850	$0.88	45d	1	1.41mi
1905 Banita St #102 Nacogdoches, TX	2.0	2.0	875	$1,950	$2.23	45d	1	1.42mi

Listing history 18 events

1. 2026-06-19
   days on market $140,000 Active 90 DOM
2. 2026-06-18
   days on market $140,000 Active 89 DOM
3. 2026-06-17
   days on market $140,000 Active 88 DOM
4. 2026-06-16
   days on market $140,000 Active 87 DOM
5. 2026-06-15
   days on market $140,000 Active 86 DOM
6. 2026-06-14
   days on market $140,000 Active 84 DOM
7. 2026-06-13
   days on market $140,000 Active 83 DOM
8. 2026-06-10
   statusdays on market $140,000 Active 81 DOM
9. 2026-06-01
   status $140,000 Pending 80 DOM
10. 2026-05-31
    days on market $140,000 Active 80 DOM
11. 2026-05-30
    days on market $140,000 Active 79 DOM
12. 2026-05-08
    status Active 879-char remark

    Show marketing remark (879 chars)

    Move-in ready and beautifully refreshed! This charming 2-bedroom, 1-bath home offers 1,026 square feet of comfortable living space with thoughtful updates throughout. Recent improvements include a new roof, fresh interior and exterior paint, and updated fixtures, giving the home a clean, modern feel while maintaining its classic character. Inside, you'll find a functional layout with a bright living area, inviting bedrooms, and a well-appointed kitchen that makes everyday living easy. Whether you're a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes. Situated in an established Nacogdoches neighborhood with convenient access to shopping, dining, and local amenities, this property offers both comfort and value. Don't miss your opportunity to own a move-in ready home at an affordable price ? schedule your showing today!

13. 2026-04-28
    status Pending 879-char remark

    Show marketing remark (879 chars)

    Move-in ready and beautifully refreshed! This charming 2-bedroom, 1-bath home offers 1,026 square feet of comfortable living space with thoughtful updates throughout. Recent improvements include a new roof, fresh interior and exterior paint, and updated fixtures, giving the home a clean, modern feel while maintaining its classic character. Inside, you'll find a functional layout with a bright living area, inviting bedrooms, and a well-appointed kitchen that makes everyday living easy. Whether you're a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes. Situated in an established Nacogdoches neighborhood with convenient access to shopping, dining, and local amenities, this property offers both comfort and value. Don't miss your opportunity to own a move-in ready home at an affordable price ? schedule your showing today!

14. 2026-04-28
    historical

    Show marketing remark (879 chars)

    Move-in ready and beautifully refreshed! This charming 2-bedroom, 1-bath home offers 1,026 square feet of comfortable living space with thoughtful updates throughout. Recent improvements include a new roof, fresh interior and exterior paint, and updated fixtures, giving the home a clean, modern feel while maintaining its classic character. Inside, you'll find a functional layout with a bright living area, inviting bedrooms, and a well-appointed kitchen that makes everyday living easy. Whether you're a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes. Situated in an established Nacogdoches neighborhood with convenient access to shopping, dining, and local amenities, this property offers both comfort and value. Don't miss your opportunity to own a move-in ready home at an affordable price ? schedule your showing today!

15. 2026-03-23
    price $140,000 879-char remark

    Show marketing remark (879 chars)

    Move-in ready and beautifully refreshed! This charming 2-bedroom, 1-bath home offers 1,026 square feet of comfortable living space with thoughtful updates throughout. Recent improvements include a new roof, fresh interior and exterior paint, and updated fixtures, giving the home a clean, modern feel while maintaining its classic character. Inside, you'll find a functional layout with a bright living area, inviting bedrooms, and a well-appointed kitchen that makes everyday living easy. Whether you're a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes. Situated in an established Nacogdoches neighborhood with convenient access to shopping, dining, and local amenities, this property offers both comfort and value. Don't miss your opportunity to own a move-in ready home at an affordable price ? schedule your showing today!

16. 2026-03-02
    listed $150,000 Active 879-char remark

    Show marketing remark (879 chars)

    Move-in ready and beautifully refreshed! This charming 2-bedroom, 1-bath home offers 1,026 square feet of comfortable living space with thoughtful updates throughout. Recent improvements include a new roof, fresh interior and exterior paint, and updated fixtures, giving the home a clean, modern feel while maintaining its classic character. Inside, you'll find a functional layout with a bright living area, inviting bedrooms, and a well-appointed kitchen that makes everyday living easy. Whether you're a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes. Situated in an established Nacogdoches neighborhood with convenient access to shopping, dining, and local amenities, this property offers both comfort and value. Don't miss your opportunity to own a move-in ready home at an affordable price ? schedule your showing today!

17. 2026-03-02
    listed $150,000 Active

    Show marketing remark (879 chars)

    Move-in ready and beautifully refreshed! This charming 2-bedroom, 1-bath home offers 1,026 square feet of comfortable living space with thoughtful updates throughout. Recent improvements include a new roof, fresh interior and exterior paint, and updated fixtures, giving the home a clean, modern feel while maintaining its classic character. Inside, you'll find a functional layout with a bright living area, inviting bedrooms, and a well-appointed kitchen that makes everyday living easy. Whether you're a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes. Situated in an established Nacogdoches neighborhood with convenient access to shopping, dining, and local amenities, this property offers both comfort and value. Don't miss your opportunity to own a move-in ready home at an affordable price ? schedule your showing today!

18. 2011-09-29
    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: $2,034 · $169/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$528/yr (+$44/mo · 26.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $15,407
• − Mortgage interest: −$7,842
• − Property taxes: −$2,034
• − Insurance: −$700
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,073
• Taxable loss: −$1,707
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $1,037/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): 20,470
• Household income: $56,762
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 711.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 35% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 29%

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: ▼ -86.99%
• Current HPI: 165.2321
• Rent YoY: —
• 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

-6.7% since first listed

7 events — show timeline

• 2026-05-08 Relisted — Deep East Texas MLS
• 2026-04-28 Pending — Deep East Texas MLS
• 2026-04-28 Listing Removed — HARMLS
• 2026-03-23 Price Changed $140,000 Deep East Texas MLS
• 2026-03-02 Listed $150,000 HARMLS
• 2026-03-02 Listed $150,000 Deep East Texas MLS
• 2011-09-29 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,034 · +3.1% YoY. Source: county tax records.