110 Charles St · Crockett, TX 75835

$127,500

3 bd · 2.0 ba · 1,621 sqft · SingleFamily public records · 121 Days on market

Built 1962 0.55 ac lot $79/sqft · 16% below area Est $153k · 16% under ↓ 18% since listing

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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 +18.3/30.0
• ARV discount +14.9/15.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home with great curb appeal and a huge backyard! This home is on a large .54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. There is a full bathroom off the dining room, near the double doors, while the three bedrooms down the hall share a larger bathroom. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don’t miss this opportunity to buy this move-in ready home!

Key facts

• Attached carport
• Wood floors
• Built in shelves

Tags

• HUGE BACKYARD
• LARGE LOT
• WOOD FLOORS
• BUILT IN SHELVES
• ATTACHED CARPORT
• LARGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.2% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Crockett ISD (town): math 22% / reading 28% proficiency, ranked #736 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $12k (9%) 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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.02% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (median comp): $152,646
• List price: $127,500
• Delta: -16.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Briar Ln	0.14mi	4/2.0 (+1)	1,720 (+6%)	9mo	$239,000	$139	70
607 Frye St	0.19mi	3/2.0	1,478 (-9%)	16mo	$153,700	$104	64
511 Mitchell	0.19mi	3/2.0	1,858 (+15%)	8mo	$279,000	$150	60
1301 Plantation Dr	0.40mi	4/2.0 (+1)	1,797 (+11%)	2mo	$169,900	$95	56
506 S 5th St	0.70mi	2/2.0 (-1)	1,568 (-3%)	3mo	$129,900	$83	55
129 S Grace St	0.52mi	3/2.0	1,452 (-10%)	4mo	$299,000	$206	55
919 E Houston Ave	0.68mi	3/2.0	1,809 (+12%)	13mo	$249,900	$138	38
104 Lakeway Dr	0.56mi	3/1.5	1,387 (-14%)	13mo	$179,500	$129	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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-13,223
• Equity at exit: $19,011

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,832
• Equity at exit: $11,024

Cash invested: $35,700 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$189 /mo · $2,269/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $116

Break-even live

Break-even rent $1,153

Max offer price $127,500

Occupancy floor 86%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 E Goliad Ave Crockett, TX	2.0	1.0	1348	$1,300	$0.96	43d	1	0.69mi

Listing history 31 events

1. 2026-06-18
   days on market $127,500 Active 121 DOM
2. 2026-06-17
   days on market $127,500 Active 120 DOM
3. 2026-06-16
   days on market $127,500 Active 119 DOM
4. 2026-06-15
   days on market $127,500 Active 118 DOM
5. 2026-06-13
   days on market $127,500 Active 116 DOM
6. 2026-06-12
   pricedays on market $127,500 Active 115 DOM
7. 2026-06-09
   days on market $130,000 Active 112 DOM
8. 2026-06-08
   days on market $130,000 Active 111 DOM
9. 2026-06-08
   days on market $130,000 Active 110 DOM
10. 2026-06-07
    days on market $130,000 Active 109 DOM
11. 2026-06-03
    days on market $130,000 Active 106 DOM
12. 2026-06-02
    days on market $130,000 Active 105 DOM
13. 2026-06-01
    days on market $130,000 Active 104 DOM
14. 2026-05-31
    days on market $130,000 Active 103 DOM
15. 2026-04-23
    price $130,000 919-char remark

    Show marketing remark (869 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large . 54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. The primary bedroom has a private bath, while the two guest bedrooms share a hall bath. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don't miss this opportunity to buy this move-in ready home!

16. 2026-04-23
    price $130,000 869-char remark

    Show marketing remark (869 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large . 54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. The primary bedroom has a private bath, while the two guest bedrooms share a hall bath. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don't miss this opportunity to buy this move-in ready home!

17. 2026-04-23
    price $130,000

    Show marketing remark (869 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large . 54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. The primary bedroom has a private bath, while the two guest bedrooms share a hall bath. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don't miss this opportunity to buy this move-in ready home!

18. 2026-03-12
    price $137,400

    Show marketing remark (919 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large .54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. There is a full bathroom off the dining room, near the double doors, while the three bedrooms down the hall share a larger bathroom. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don’t miss this opportunity to buy this move-in ready home!

19. 2026-03-12
    price $137,400 869-char remark

    Show marketing remark (919 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large .54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. There is a full bathroom off the dining room, near the double doors, while the three bedrooms down the hall share a larger bathroom. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don’t miss this opportunity to buy this move-in ready home!

20. 2026-03-12
    price $137,400 919-char remark

    Show marketing remark (919 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large .54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. There is a full bathroom off the dining room, near the double doors, while the three bedrooms down the hall share a larger bathroom. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don’t miss this opportunity to buy this move-in ready home!

21. 2026-02-17
    listed $139,900 Active

    Show marketing remark (919 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large .54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. There is a full bathroom off the dining room, near the double doors, while the three bedrooms down the hall share a larger bathroom. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don’t miss this opportunity to buy this move-in ready home!

22. 2026-02-17
    listed $139,900 Active 869-char remark

    Show marketing remark (919 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large .54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. There is a full bathroom off the dining room, near the double doors, while the three bedrooms down the hall share a larger bathroom. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don’t miss this opportunity to buy this move-in ready home!

23. 2026-02-17
    listed $139,900 Active 919-char remark

    Show marketing remark (919 chars)

    Nice home with great curb appeal and a huge backyard! This home is on a large .54 acre lot and has plenty of room for your family and/or pets! From the moment you walk in the door, you will love the wood floors throughout. The living area is just off the entry as well as the kitchen and breakfast nook. Through the kitchen, you will notice the large room with great built in shelves that can be used as a formal dining room, a secondary living room, or even a large bedroom. There is a full bathroom off the dining room, near the double doors, while the three bedrooms down the hall share a larger bathroom. Outside, you will love the attached two-car carport, the large workshop that could easily be converted into a guest home, and the storage shed. There is a sprinkler system to keep the yard beautiful year-round. The roof is only eight years old. Don’t miss this opportunity to buy this move-in ready home!

24. 2022-02-08
    soldstatus
25. 2022-02-03
    soldstatus Sold
26. 2021-12-18
    status Pending
27. 2021-12-10
    status Option Pending
28. 2021-11-08
    price $145,000
29. 2021-10-15
    status Active
30. 2021-10-13
    status Option Pending
31. 2021-07-22
    listed $159,000 Active

ⓘ 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: $2,269 · $189/mo
• Projected year-2 tax: $2,333 · $194/mo
• Expected delta: +$64/yr (+$5/mo · 2.8%)

ⓘ 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 ≥110°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: $15,600
• − Mortgage interest: −$7,142
• − Property taxes: −$2,269
• − Insurance: −$638
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,709
• Taxable loss: −$653
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,551/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: Crockett ISD
• NCES district ID: 4815720
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $26,917
• Composite: 19.83/100
• National rank: #8699
• State rank: #736 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, TX
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

-18.2% since first listed

17 events — show timeline

• 2026-04-23 Price Changed $130,000 HARMLS
• 2026-04-23 Price Changed $130,000 Deep East Texas MLS
• 2026-04-23 Price Changed $130,000 GTAR
• 2026-03-12 Price Changed $137,400 GTAR
• 2026-03-12 Price Changed $137,400 Deep East Texas MLS
• 2026-03-12 Price Changed $137,400 HARMLS
• 2026-02-17 Listed $139,900 GTAR
• 2026-02-17 Listed $139,900 Deep East Texas MLS
• 2026-02-17 Listed $139,900 HARMLS
• 2022-02-08 Sold (Public Records) — Public Records
• 2022-02-03 Sold (MLS) — HARMLS
• 2021-12-18 Pending — HARMLS
• 2021-12-10 Pending — HARMLS
• 2021-11-08 Price Changed $145,000 HARMLS
• 2021-10-15 Relisted — HARMLS
• 2021-10-13 Pending — HARMLS
• 2021-07-22 Listed $159,000 HARMLS

Property tax history

+4.2%/yr

Latest (2025): $2,269 · +10.1% YoY. Source: county tax records.