19917 County Road 4145 · Van, TX 75771

$169,500

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 167 Days on market

Built 1950 10,062 sqft lot $162/sqft · 10% below area Est $188k · 10% under

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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 +12.5/30.0
• ARV discount +12.0/15.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

Key facts

• 3 car carport
• French doors
• Updated kitchen

Tags

• WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• FRENCH DOORS
• WALK IN CLOSET
• COVERED SCREENED IN PORCH
• 3 CAR CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-25 ($-295/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (23.1% below list).
• Recommended offer: $130k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.6% in Van — 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 68/100 on livability (#505 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Van ISD (rural): math 40% / reading 42% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 793 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 640 active listings in the ZIP; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent is only 17% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $130,377 (23.1% 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 167 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.77% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (median comp): $188,227
• List price: $169,500
• Delta: -9.95%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19814 County Road 4145	0.16mi	2/1.0	1,024 (-2%)	17mo	$89,900	$88	74
19911 County Road 4145	0.02mi	3/2.0 (+1)	1,000 (-5%)	12mo	$94,900	$95	72

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-29,082
• Equity at exit: $25,273

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-27,550
• Equity at exit: $14,655

Cash invested: $47,460 (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 75771

• Home prices YoY: -30.6%
• Active inventory: 640
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-25

Break-even live

Break-even rent $1,335

Max offer price $165,162

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $23	+0% $-25	+5% $-73	+10% $-121
Rent	-10% $-128	-5% $-76	+0% $-25	+5% $27	+10% $78
Rate	-1.0pp $61	-0.5pp $19	base $-25	+0.5pp $-68	+1.0pp $-113

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-05-06
   status Active 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

2. 2026-05-06
   status Active 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

3. 2026-04-30
   status Pending 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

4. 2026-04-30
   historical Active Option Contract 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

5. 2026-03-17
   status Active 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

6. 2026-03-17
   status Active 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

7. 2026-03-11
   status Pending 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

8. 2026-03-11
   historical Active Option Contract 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

9. 2026-02-18
   price $169,500 1442-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

10. 2026-02-18
    price $169,500 1442-char remark

    Show marketing remark (1442 chars)

    Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

11. 2026-01-13
    price $174,500 1442-char remark

    Show marketing remark (1442 chars)

    Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

12. 2026-01-13
    price $174,500 1442-char remark

    Show marketing remark (1442 chars)

    Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

13. 2025-12-08
    listed $175,000 Active 1442-char remark

    Show marketing remark (1442 chars)

    Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

14. 2025-12-08
    listed $175,000 Active 1442-char remark

    Show marketing remark (1442 chars)

    Welcome home to this beautifully maintained 2 bedroom, 1 bathroom home, offering the perfect blend of comfort, character, and convenience. Located in a quiet, serene setting, this move-in-ready property is ideal for first-time buyers, downsizers, or anyone seeking a cozy retreat with modern touches. Step inside to a bright and inviting living area featuring a wood-burning fireplace, perfect for creating a warm and relaxing atmosphere on cool evenings. The updated kitchen is designed for everyday living and entertaining, complete with an island for extra prep space, abundant cabinetry, and stylish finishes. A standout feature of this home is the spacious primary bedroom, highlighted by French doors leading to the front porch, filling the room with natural light and offering effortless indoor-outdoor flow. The large bathroom includes a dual vanity, a beautifully tiled walk-in shower, and convenient access to a generous walk-in closet. Enjoy year-round outdoor living on the covered, screened-in porch, the ideal spot for morning coffee, reading, or unwinding at the end of the day. The property also includes a 3-car carport with attached storage, providing ample room for vehicles, tools, and hobbies. Additional peace of mind comes with the recently replaced HVAC system. This charming home offers comfort, style, and value, all in a peaceful location. Don’t miss your chance to make it yours. Schedule your showing today!

15. 2025-07-03
    historical
16. 2025-06-24
    soldstatus
17. 2025-05-27
    price $154,500
18. 2025-05-27
    price $154,500
19. 2025-03-18
    price $155,000
20. 2025-03-18
    price $155,000
21. 2025-03-12
    price $150,000
22. 2025-03-11
    price $150,000
23. 2025-02-03
    listed $165,000 Active
24. 2024-12-23
    soldstatus
25. 2024-12-20
    soldstatus
26. 2009-03-30
    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: $1,140 · $95/mo
• Projected year-2 tax: $3,102 · $258/mo
• Expected delta: +$1,961/yr (+$163/mo · 172.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,645
• − Mortgage interest: −$9,495
• − Property taxes: −$1,140
• − Insurance: −$848
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,931
• Taxable loss: −$3,271
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $490/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: Van ISD
• NCES district ID: 4843920
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,308
• Composite: 34.78/100
• National rank: #5120
• State rank: #390 of 826 in TX

Livability — Van

• Score: 68/100
• State rank: #505
• US rank: #9995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 3,790
• Metro: Tyler, TX
• Population (ZIP): 21,238
• Household income: $93,462
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 166.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.40%
• Current HPI: 200.187
• Rent YoY: —
• Metro: Tyler, 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

+2.7% since first listed

26 events — show timeline

• 2026-05-06 Relisted — NTREIS
• 2026-05-06 Relisted — GTAR
• 2026-04-30 Pending — GTAR
• 2026-04-30 Contingent — NTREIS
• 2026-03-17 Relisted — GTAR
• 2026-03-17 Relisted — NTREIS
• 2026-03-11 Pending — GTAR
• 2026-03-11 Contingent — NTREIS
• 2026-02-18 Price Changed $169,500 NTREIS
• 2026-02-18 Price Changed $169,500 GTAR
• 2026-01-13 Price Changed $174,500 NTREIS
• 2026-01-13 Price Changed $174,500 GTAR
• 2025-12-08 Listed $175,000 GTAR
• 2025-12-08 Listed $175,000 NTREIS
• 2025-07-03 Listing Removed — NTREIS
• 2025-06-24 Sold (Public Records) — Public Records
• 2025-05-27 Price Changed $154,500 NTREIS
• 2025-05-27 Price Changed $154,500 GTAR
• 2025-03-18 Price Changed $155,000 NTREIS
• 2025-03-18 Price Changed $155,000 GTAR
• 2025-03-12 Price Changed $150,000 NTREIS
• 2025-03-11 Price Changed $150,000 GTAR
• 2025-02-03 Listed $165,000 NTREIS
• 2024-12-23 Sold (Public Records) — Public Records
• 2024-12-20 Sold (Public Records) — Public Records
• 2009-03-30 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2024): $1,140 · +9.7% YoY. Source: county tax records.