915 N Virginia St · Terrell, TX 75160

$217,900

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 34 Days on market

Built 1961 0.36 ac lot $142/sqft · at area comps Est $229k · at est.

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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 +11.8/30.0
• ARV discount +9.6/15.0
• 1% rule +4.8/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small town living. Great investment on a tree-lined street in Terrell near schools, churches and shopping. Very nice full length covered porch on the front and huge back yard. Hardwoods throughout and under existing carpet in some rooms. Woodburning fireplace. Knotty pine walls. This home has lots of character and good bones

Key facts

• Huge walk-in closets
• Beautiful kitchen
• White cabinets

Tags

• UPDATED LIGHT FIXTURES
• WOOD LAMINATE FLOORING
• BEAUTIFUL KITCHEN
• WHITE CABINETS
• HUGE WALK-IN CLOSETS
• SEPARATE SHOWER

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional and FHA financing
• HOA & community: No association

Exterior

• Parking: Two-car carport; Asphalt parking; RV access/parking; No enclosed garage
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Concrete (utility or driveway indicated); Not in a municipal utility district
• Home design: Single family residence (attached); One story; Built in 1961
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Chain link fencing; Few trees; Landscaped yard; Large backyard with grass; Interior lot within a subdivision

Interior

• Kitchen: Corian or Corian-type countertops; Eat-in kitchen with pantry; Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Four bedrooms (all on the main level); Primary bedroom with built-in cabinets, separate shower and sitting area; Additional bedrooms include split-bedroom layouts and walk-in closet(s)
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Cable TV available; Decorative lighting; Eat-in kitchen; Walk-in closets; Two living areas; One dining area; Nine total rooms; One level; Decorative fireplace
• Laundry & utility: Separate utility room with built-in cabinets

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-60 ($-725/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (2.0% below list).
• Recommended offer: $207k (4.9% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J W Long El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 672 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 372 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $16k (7%) 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: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,224 (4.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 8.5

CMA / ARV

• ARV (median comp): $228,602
• List price: $217,900
• Delta: -4.68%
• 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
215 Willow Creek Ln	0.34mi	3/2.0 (-1)	1,580 (+3%)	3mo	$259,000	$164	68
106 Jones St	0.64mi	3/2.0 (-1)	1,537 (+0%)	1mo	$289,900	$189	61
1110 N Catherine St	0.09mi	3/2.0 (-1)	1,312 (-15%)	4mo	$199,000	$152	59
201 North Island Dr	0.54mi	3/2.0 (-1)	1,603 (+4%)	4mo	$309,900	$193	56
202 North Island Dr	0.57mi	3/2.0 (-1)	1,603 (+4%)	5mo	$302,900	$189	53
205 North Island Dr	0.54mi	3/2.0 (-1)	1,425 (-7%)	2mo	$294,900	$207	52
200 North Island Dr	0.57mi	3/2.0 (-1)	1,425 (-7%)	2mo	$301,900	$212	51
207 North Island Dr	0.54mi	4/2.0	1,752 (+14%)	1mo	$330,900	$189	47
101 Shady Creek Ln	0.50mi	3/2.0 (-1)	1,349 (-12%)	3mo	$240,000	$178	45
238 Willow Creek Ln	0.43mi	3/2.0 (-1)	1,306 (-15%)	1mo	$245,000	$188	45
206 North Island Dr	0.57mi	3/2.0 (-1)	1,316 (-14%)	0mo	$287,900	$219	40
109 Southgate Dr	0.63mi	3/2.0 (-1)	1,316 (-14%)	1mo	$287,900	$219	36

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-38,978
• Equity at exit: $32,490

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-38,165
• Equity at exit: $18,840

Cash invested: $61,012 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$513 /mo · $6,161/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-60

Break-even live

Break-even rent $2,211

Max offer price $207,224

Occupancy floor 98%

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: $54,475
• Closing costs: $6,537
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Willow Creek Ln Terrell, TX	3.0	2.0	1580	$1,850	$1.17	43d	1	0.33mi
102 Rock Creek Ln Terrell, TX	3.0	2.0	1262	$1,850	$1.47	24d	1	0.38mi
233 Willow Creek Ln Terrell, TX	3.0	2.0	1801	$1,995	$1.11	43d	1	0.42mi
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,435	$1.28	1d	1	0.48mi
114 Brushy Creek Ln Terrell, TX	3.0	2.0	1357	$1,695	$1.25	7d	1	0.49mi
209 Southgate Dr Terrell, TX	4.0	2.5	2054	$2,535	$1.23	43d	1	0.65mi
303 N Delphine St Terrell, TX	3.0	2.0	1526	$1,950	$1.28	43d	1	0.74mi
408 Town North Dr Terrell, TX	4.0	3.0	2224	$2,199	$0.99	7d	1	0.90mi
104 Freeman St Terrell, TX	4.0	2.5	1500	$2,000	$1.33	43d	1	1.31mi
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	44d	1	1.42mi
102 Paloma Cir Terrell, TX	4.0	2.0	1644	$2,350	$1.43	24d	1	1.47mi
102 Paloma Cir Terrell, TX	4.0	2.0	1644	$2,350	$1.43	20d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $217,900 Active 34 DOM
2. 2026-06-17
   days on market $217,900 Active 33 DOM
3. 2026-06-16
   days on market $217,900 Active 32 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   pricedays on market $217,900 Active 31 DOM
6. 2026-06-13
   days on market $229,700 Active 29 DOM
7. 2026-06-13
   days on market $229,700 Active 28 DOM
8. 2026-06-09
   days on market $229,700 Active 25 DOM
9. 2026-06-08
   days on market $229,700 Active 24 DOM
10. 2026-06-07
    pricedays on market $229,700 Active 23 DOM
11. 2026-06-04
    days on market $233,700 Active 20 DOM
12. 2026-06-03
    days on market $233,700 Active 19 DOM
13. 2026-06-02
    days on market $233,700 Active 18 DOM
14. 2026-06-01
    days on market $233,700 Active 17 DOM
15. 2026-05-31
    days on market $233,700 Active 16 DOM
16. 2026-05-15
    listed $233,700 Active 1078-char remark
17. 2023-08-11
    price $236,000
18. 2023-08-05
    price $247,900
19. 2023-08-01
    status Active
20. 2023-07-29
    historical Active Option Contract
21. 2023-07-15
    price $252,500
22. 2023-07-15
    status Active
23. 2023-06-16
    price $264,500
24. 2023-06-05
    listed $274,500 Active
25. 2014-05-15
    soldstatus Closed

    Show marketing remark (326 chars)

    Small town living. Great investment on a tree-lined street in Terrell near schools, churches and shopping. Very nice full length covered porch on the front and huge back yard. Hardwoods throughout and under existing carpet in some rooms. Woodburning fireplace. Knotty pine walls. This home has lots of character and good bones

26. 2014-04-15
    status Pending

    Show marketing remark (326 chars)

    Small town living. Great investment on a tree-lined street in Terrell near schools, churches and shopping. Very nice full length covered porch on the front and huge back yard. Hardwoods throughout and under existing carpet in some rooms. Woodburning fireplace. Knotty pine walls. This home has lots of character and good bones

27. 2014-04-12
    status Active

    Show marketing remark (326 chars)

    Small town living. Great investment on a tree-lined street in Terrell near schools, churches and shopping. Very nice full length covered porch on the front and huge back yard. Hardwoods throughout and under existing carpet in some rooms. Woodburning fireplace. Knotty pine walls. This home has lots of character and good bones

28. 2014-04-07
    status Pending

    Show marketing remark (326 chars)

    Small town living. Great investment on a tree-lined street in Terrell near schools, churches and shopping. Very nice full length covered porch on the front and huge back yard. Hardwoods throughout and under existing carpet in some rooms. Woodburning fireplace. Knotty pine walls. This home has lots of character and good bones

29. 2014-04-02
    listed $30,000 Active

    Show marketing remark (326 chars)

    Small town living. Great investment on a tree-lined street in Terrell near schools, churches and shopping. Very nice full length covered porch on the front and huge back yard. Hardwoods throughout and under existing carpet in some rooms. Woodburning fireplace. Knotty pine walls. This home has lots of character and good bones

30. 2006-07-05
    soldstatus
31. 2002-03-12
    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: $6,161 · $513/mo
• Projected year-2 tax: $6,161 · $513/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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,618
• − Mortgage interest: −$12,206
• − Property taxes: −$6,161
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$6,339
• Taxable loss: −$4,277
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $301/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, 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

+626.3% since first listed

18 events — show timeline

• 2026-06-15 Price Changed $217,900 NTREIS
• 2026-06-04 Price Changed $229,700 NTREIS
• 2026-05-15 Listed $233,700 NTREIS
• 2023-08-11 Price Changed $236,000 NTREIS
• 2023-08-05 Price Changed $247,900 NTREIS
• 2023-08-01 Relisted — NTREIS
• 2023-07-29 Contingent — NTREIS
• 2023-07-15 Price Changed $252,500 NTREIS
• 2023-07-15 Relisted — NTREIS
• 2023-06-16 Price Changed $264,500 NTREIS
• 2023-06-05 Listed $274,500 NTREIS
• 2014-05-15 Sold (MLS) — NTREIS
• 2014-04-15 Pending — NTREIS
• 2014-04-12 Relisted — NTREIS
• 2014-04-07 Pending — NTREIS
• 2014-04-02 Listed $30,000 NTREIS
• 2006-07-05 Sold (Public Records) — Public Records
• 2002-03-12 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $6,161 · +5.2% YoY. Source: county tax records.