1970 Fm 275 · Emory, TX 75440

$150,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily · 114 Days on market

Built 2023 Poor condition 2.03 ac lot $125/sqft · 30% below area Est $215k · 30% under ↓ 10% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern 2023 Semi-Built Home on 2 Private Acres – Approximately 1,200 Sq Ft, 3 Bedrooms, 1.5 Baths Tucked toward the back of two peaceful acres and surrounded by mature trees, this 2023 modern semi-built home offers privacy just 2 miles from downtown Emory. You get quick access to restaurants, shopping, and the freeway, while still coming home to a quiet, secluded setting. The structure is in place and the major construction phase has been completed, creating a rare opportunity for the next owner to bring their own design, finishes, and systems to life. Step into a nearly new build and complete it exactly the way you want, with your style and vision in mind. With approximately 1,200 square feet and a clean modern layout, the foundation is already set for a beautiful retreat, weekend escape, full-time residence, or a smart addition to your rental portfolio. An outdoor gazebo adds charm and gives you a head start on creating a relaxing outdoor space. The two acres provide room to expand, add outbuildings, create gardens, or simply enjoy the privacy and open space. If you’ve been looking for acreage close to town with the ability to customize the final phase of a newer build, this property offers land, flexibility, and strong long-term potential in a growing area.

Key facts

• Private acres
• Create gardens
• Outdoor gazebo

Tags

• PRIVATE ACRES
• MATURE TREES
• QUIET SECLUDED SETTING
• OUTDOOR GAZEBO
• ROOM TO EXPAND
• CREATE GARDENS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.2% in Emory — 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 (#529 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.
• Rains ISD (rural): math 22% / reading 30% proficiency, ranked #697 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 180 active listings in the ZIP; 21 units permitted in Rains County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $214,643
• List price: $150,000
• Delta: -30.12%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-13,203
• Equity at exit: $22,365

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,864
• Equity at exit: $12,969

Cash invested: $42,000 (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 75440

• Home prices YoY: -12.2%
• Active inventory: 180
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $174

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 84%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $150,000 Active 114 DOM
2. 2026-06-18
   days on market $150,000 Active 113 DOM
3. 2026-06-17
   days on market $150,000 Active 112 DOM
4. 2026-06-16
   days on market $150,000 Active 111 DOM
5. 2026-06-15
   days on market $150,000 Active 110 DOM
6. 2026-06-14
   days on market $150,000 Active 108 DOM
7. 2026-06-12
   days on market $150,000 Active 107 DOM
8. 2026-06-09
   days on market $150,000 Active 104 DOM
9. 2026-06-08
   days on market $150,000 Active 103 DOM
10. 2026-06-07
    days on market $150,000 Active 102 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    days on market $150,000 Active 101 DOM
13. 2026-06-03
    days on market $150,000 Active 98 DOM
14. 2026-06-02
    days on market $150,000 Active 97 DOM
15. 2026-06-01
    days on market $150,000 Active 96 DOM
16. 2026-05-31
    days on market $150,000 Active 95 DOM
17. 2026-05-30
    days on market $150,000 Active 94 DOM
18. 2026-04-07
    price $185,000 1296-char remark

    Show marketing remark (1296 chars)

    Modern 2023 Semi-Built Home on 2 Private Acres – Approximately 1,200 Sq Ft, 3 Bedrooms, 1.5 Baths Tucked toward the back of two peaceful acres and surrounded by mature trees, this 2023 modern semi-built home offers privacy just 2 miles from downtown Emory. You get quick access to restaurants, shopping, and the freeway, while still coming home to a quiet, secluded setting. The structure is in place and the major construction phase has been completed, creating a rare opportunity for the next owner to bring their own design, finishes, and systems to life. Step into a nearly new build and complete it exactly the way you want, with your style and vision in mind. With approximately 1,200 square feet and a clean modern layout, the foundation is already set for a beautiful retreat, weekend escape, full-time residence, or a smart addition to your rental portfolio. An outdoor gazebo adds charm and gives you a head start on creating a relaxing outdoor space. The two acres provide room to expand, add outbuildings, create gardens, or simply enjoy the privacy and open space. If you’ve been looking for acreage close to town with the ability to customize the final phase of a newer build, this property offers land, flexibility, and strong long-term potential in a growing area.

19. 2026-02-25
    listed $205,000 Active 1296-char remark

    Show marketing remark (1296 chars)

    Modern 2023 Semi-Built Home on 2 Private Acres – Approximately 1,200 Sq Ft, 3 Bedrooms, 1.5 Baths Tucked toward the back of two peaceful acres and surrounded by mature trees, this 2023 modern semi-built home offers privacy just 2 miles from downtown Emory. You get quick access to restaurants, shopping, and the freeway, while still coming home to a quiet, secluded setting. The structure is in place and the major construction phase has been completed, creating a rare opportunity for the next owner to bring their own design, finishes, and systems to life. Step into a nearly new build and complete it exactly the way you want, with your style and vision in mind. With approximately 1,200 square feet and a clean modern layout, the foundation is already set for a beautiful retreat, weekend escape, full-time residence, or a smart addition to your rental portfolio. An outdoor gazebo adds charm and gives you a head start on creating a relaxing outdoor space. The two acres provide room to expand, add outbuildings, create gardens, or simply enjoy the privacy and open space. If you’ve been looking for acreage close to town with the ability to customize the final phase of a newer build, this property offers land, flexibility, and strong long-term potential in a growing area.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,389
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$4,364
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,164/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready, significantly increasing its resale and rental value.

Repairs flagged

• Major roof — Shingles are visibly damaged
• Major siding — Siding is peeling and weathered
• Major flooring — Marble flooring is cracked and uneven
• Major interior walls/paint — Paint is chipping and uneven
• Major HVAC — No HVAC system installed
• Major landscaping — Overgrown vegetation and lack of landscaping

Value-add opportunities

• Both HVAC system — Improves comfort and energy efficiency
• Both landscaping — Enhances curb appeal and property value
• Both interior finish-out — Completes the home and makes it move-in ready

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Shingles are visibly damaged	Major	$15,000–50,000
siding · Siding is peeling and weathered	Major	$15,000–50,000
flooring · Marble flooring is cracked and uneven	Major	$15,000–50,000
interior walls/paint · Paint is chipping and uneven	Major	$15,000–50,000
HVAC · No HVAC system installed	Major	$15,000–50,000
landscaping · Overgrown vegetation and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both HVAC system — Improves comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and property value ↑
• Both interior finish-out — Completes the home and makes it move-in ready ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rains ISD
• NCES district ID: 4836360
• Math proficiency: 22% ▼ -20.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $45,836
• Composite: 22.46/100
• National rank: #8106
• State rank: #697 of 826 in TX

Livability — Emory

• Score: 67/100
• State rank: #529
• US rank: #10352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,480

Population outlook (Rains County) Hauer SSP2

• Today (2025): 11,516 people
• By 2030: 11,610 · +0.8%
• By 2040: 11,622 · +0.9%
• By 2050: 11,329 · -1.6%
• By 2075: 10,390 · -9.8%
• By 2100: 8,809 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Rains

• 2024 margin: Solid R (+72.9) · D 13.3% · R 86.2%
• 2008→2024 swing: -23.4pp toward R · 2008: -49.5pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.2 2016: R+71.3 2012: R+61.8 2008: R+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.08%
• Current HPI: 208.6245
• 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

-9.8% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $185,000 NTREIS
• 2026-02-25 Listed $205,000 NTREIS