344 Cr 3360 · Broaddus, TX 75929

$189,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily · 63 Days on market

1.90 ac lot $180/sqft · 60% below area ↓ 5% since listing

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Why this score? — see what drove the F 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).

• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Cash flow +3.9/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to your perfect lake retreat near Sam Rayburn! This beautifully renovated 2-bedroom, 1-bath home offers 1,048 sq ft of cozy, inviting living space designed for comfort and style. Step inside to a completely remodeled kitchen featuring stunning granite countertops, stainless steel appliances and modern finishes. The home has been updated with new central heat and air, along with energy-efficient double-pane windows for year-round comfort. Situated on 1.9 acres of cleared, usable land, this property offers endless possibilities. Whether you're looking for space to build a shop, park your boat, or simply enjoy the outdoors, you'll have the room to do it all. An 8x12 storage shed is already in place for added convenience. Located in a quiet, peaceful neighborhood, you can enjoy a short walk to the water or take a quick one-mile drive to Townsend Boat Ramp for easy lake access. This well-maintained home is ideal as a full-time residence, weekend getaway, or investment property.

Key facts

• Remodeled kitchen
• Storage shed
• Granite countertops

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ENERGY EFFICIENT WINDOWS
• USABLE LAND
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (41.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (48.4% below list).
• Recommended offer: $97k (48.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#844 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Broaddus ISD (rural): math 47% / reading 37% proficiency, ranked #400 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 2 units permitted in San Augustine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (9.3% local appreciation)).
• San Augustine County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,460 (48.4% 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 63 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 0.52% ✗
• Cap rate: 2.89%
• Cash-on-cash: -12.16%
• DSCR: 0.46
• GRM: 16.2

CMA / ARV

• ARV (median comp): $471,948
• List price: $189,000
• Delta: -59.95%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

9.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 2.12×
• Total profit: $59,465
• Equity at exit: $160,337

10-year hold

• IRR: 14.0%
• Equity multiple: 4.78×
• Total profit: $199,911
• Equity at exit: $335,725

Cash invested: $52,920 (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 75929

• Home prices YoY: 5.6%
• Active inventory: 92
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-536

Break-even live

Break-even rent $1,653

Max offer price $111,411

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $189,000 Active 63 DOM
2. 2026-06-17
   days on market $189,000 Active 62 DOM
3. 2026-06-16
   days on market $189,000 Active 61 DOM
4. 2026-06-15
   days on market $189,000 Active 60 DOM
5. 2026-06-13
   days on market $189,000 Active 58 DOM
6. 2026-06-12
   days on market $189,000 Active 57 DOM
7. 2026-06-09
   days on market $189,000 Active 54 DOM
8. 2026-06-08
   days on market $189,000 Active 53 DOM
9. 2026-06-08
   days on market $189,000 Active 52 DOM
10. 2026-06-07
    days on market $189,000 Active 51 DOM
11. 2026-06-03
    days on market $189,000 Active 48 DOM
12. 2026-06-02
    days on market $189,000 Active 47 DOM
13. 2026-06-01
    days on market $189,000 Active 46 DOM
14. 2026-05-31
    days on market $189,000 Active 45 DOM
15. 2026-05-14
    price $189,000 995-char remark

    Show marketing remark (995 chars)

    Welcome to your perfect lake retreat near Sam Rayburn! This beautifully renovated 2-bedroom, 1-bath home offers 1,048 sq ft of cozy, inviting living space designed for comfort and style. Step inside to a completely remodeled kitchen featuring stunning granite countertops, stainless steel appliances and modern finishes. The home has been updated with new central heat and air, along with energy-efficient double-pane windows for year-round comfort. Situated on 1.9 acres of cleared, usable land, this property offers endless possibilities. Whether you're looking for space to build a shop, park your boat, or simply enjoy the outdoors, you'll have the room to do it all. An 8x12 storage shed is already in place for added convenience. Located in a quiet, peaceful neighborhood, you can enjoy a short walk to the water or take a quick one-mile drive to Townsend Boat Ramp for easy lake access. This well-maintained home is ideal as a full-time residence, weekend getaway, or investment property.

16. 2026-04-16
    listed $199,000 Active 995-char remark

    Show marketing remark (995 chars)

    Welcome to your perfect lake retreat near Sam Rayburn! This beautifully renovated 2-bedroom, 1-bath home offers 1,048 sq ft of cozy, inviting living space designed for comfort and style. Step inside to a completely remodeled kitchen featuring stunning granite countertops, stainless steel appliances and modern finishes. The home has been updated with new central heat and air, along with energy-efficient double-pane windows for year-round comfort. Situated on 1.9 acres of cleared, usable land, this property offers endless possibilities. Whether you're looking for space to build a shop, park your boat, or simply enjoy the outdoors, you'll have the room to do it all. An 8x12 storage shed is already in place for added convenience. Located in a quiet, peaceful neighborhood, you can enjoy a short walk to the water or take a quick one-mile drive to Townsend Boat Ramp for easy lake access. This well-maintained home is ideal as a full-time residence, weekend getaway, or investment property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $11,695
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$5,498
• Taxable loss: −$10,041
• Est. tax savings @ 24.0%: +$2,410
• After-tax cash flow: $-4,025/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: Broaddus ISD
• NCES district ID: 4811430
• Math proficiency: 47% ▲ 7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $33,033
• Composite: 34.58/100
• National rank: #5166
• State rank: #400 of 826 in TX

Livability — Broaddus

• Score: 63/100
• State rank: #844
• US rank: #15273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,440

Population outlook (San Augustine County) Hauer SSP2

• Today (2025): 7,544 people
• By 2030: 7,094 · -6.0%
• By 2040: 6,327 · -16.1%
• By 2050: 5,645 · -25.2%
• By 2075: 4,447 · -41.1%
• By 2100: 3,299 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 5% Slovak 2% Portuguese 1%

Political lean MEDSL · San Augustine

• 2024 margin: Solid R (+56.3) · D 21.6% · R 77.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -27.3pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+50.6 2016: R+48.1 2012: R+34.6 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.27%
• Current HPI: 173.6378
• 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

-5.0% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $189,000 Deep East Texas MLS
• 2026-04-16 Listed $199,000 Deep East Texas MLS