802 and 804 N Main St · Winnsboro, TX 75494

$149,900

None bd · None ba · 1,834 sqft · MultiFamily · 213 Days on market

Built 1935 Good condition 0.34 ac lot $82/sqft · 14% below area Est $175k · 14% under

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Why this score? — see what drove the B- 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 +24.2/30.0
• ARV discount +13.9/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRIME MULTI-FAMILY INVESTMENT OPPORTUNITY for CASH buyer in the heart of Winnsboro, TX! So many possibilities with this property which is located on a large lot on Main Street - just North of downtown Winnsboro. With two spacious 2-bedroom, 1-bath units, this duplex offers a fantastic opportunity for investors seeking income potential through long-term rentals or short-term vacation stays. Both units have remodeled and updated decor with tenants on a month-to-month lease since the property is for sale. With strong rental demand and flexible usage options, this property is listed below appraised value and checks all the boxes - including a large lot with possibilities of adding another unit.

Key facts

• Remodeled decor
• Large lot
• 0.34 acre lot

Tags

• LARGE LOT
• REMODELED DECOR
• VIBRANT DOWNTOWN AREA
• TOP RATED RESTAURANTS
• THRIVING LOCAL ARTS SCENE
• RENOWNED FARMERS MARKET

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k. Condition is rated good.
• This rent per unit is only 15% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive. Per door: $149/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.9% in Winnsboro — 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 69/100 on livability (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winnsboro El (355 students, 71% FRL); Winnsboro J H (math 48% / reading 40%, grade D, #512 of 1,662 statewide, top 32%, 360 students, 53% FRL); Winnsboro H S (math 67% / reading 62%, grade B-, #199 of 1,632 statewide, top 14%, 492 students, 65% FRL).
• Market conditions: 293 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 72 units permitted in Wood County in 2024 (29 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.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $174,563
• List price: $149,900
• Delta: -14.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 N Main St	0.17mi	3/2.0	1,710 (-7%)	5mo	$245,888	$144	76
200 E Myrtle St	0.52mi	3/2.0	1,856 (+1%)	3mo	$189,500	$102	71
205 S Main St	0.48mi	3/2.5	1,815 (-1%)	6mo	$189,000	$104	71
300 S Beech St	0.55mi	2/2.0	1,871 (+2%)	5mo	$169,900	$91	67
1011 N Main St	0.28mi	3/1.5	1,538 (-16%)	4mo	$210,000	$137	58
1010 N Main St	0.37mi	3/2.0	1,520 (-17%)	4mo	$199,500	$131	54
508 Ward St	0.59mi	3/2.0	2,004 (+9%)	6mo	$175,000	$87	52
308 S Mill St	0.58mi	2/1.0	1,450 (-21%)	5mo	$125,000	$86	44
506 Winn Dr	0.57mi	3/2.0	1,422 (-22%)	6mo	$199,500	$140	44
500 W Myrtle St	0.67mi	3/1.5	1,548 (-16%)	2mo	$92,500	$60	42
501 Linda Kay Dr	0.89mi	3/2.0	1,376 (-25%)	0mo	$240,000	$174	40
508 Helena St	0.86mi	3/2.0	2,196 (+20%)	5mo	$214,500	$98	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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-5,260
• Equity at exit: $22,351

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $19,994
• Equity at exit: $12,961

Cash invested: $41,972 (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 75494

• Home prices YoY: -10.9%
• Active inventory: 293
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $298

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,688
Total (2 units)			$1,689

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $402	-5% $350	+0% $298	+5% $247	+10% $195
Rent	-10% $165	-5% $232	+0% $298	+5% $365	+10% $432
Rate	-1.0pp $374	-0.5pp $337	base $298	+0.5pp $260	+1.0pp $220

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 E Myrtle St Winnsboro, TX	2.0	1.0	1181	$2,150	$1.82	1d	1	0.49mi
1124 N Main St Winnsboro, TX	1.0	1.5	1200	$1,600	$1.33	139d	1	0.75mi
407 McKinney St Winnsboro, TX	1.0	1.0	—	$470	—	1d	1	0.75mi
407 McKinney St Unit 102 Winnsboro, TX	2.0	1.0	—	$890	—	1d	1	0.76mi
800 Blackjack St Apt 2 Winnsboro, TX	1.0	1.0	665	$750	$1.13	5d	1	0.98mi
952 Taylor Dr Winnsboro, TX	2.0	1.0	820	$900	$1.10	1d	1	1.09mi
955 Taylor Dr Winnsboro, TX	2.0	1.0	819	$875	$1.07	1d	1	1.13mi

Property features AI

Exterior

• Home design: Built in 1930
• Construction: 1834 square feet of living area
• Exterior features: Located on N Main St in Winnsboro

Listing history 50 events

1. 2026-09-23
   days on market $149,900 Active 213 DOM
2. 2026-09-21
   days on market $149,900 Active 211 DOM
3. 2026-09-20
   days on market $149,900 Active 210 DOM
4. 2026-09-19
   days on market $149,900 Active 208 DOM
5. 2026-09-17
   days on market $149,900 Active 207 DOM
6. 2026-09-17
   days on market $149,900 Active 206 DOM
7. 2026-09-16
   days on market $149,900 Active 205 DOM
8. 2026-09-14
   days on market $149,900 Active 204 DOM
9. 2026-09-13
   days on market $149,900 Active 203 DOM
10. 2026-09-12
    pricedays on market $149,900 Active 202 DOM
11. 2026-09-11
    days on market $159,900 Active 201 DOM
12. 2026-09-05
    days on market $159,900 Active 195 DOM
13. 2026-09-04
    days on market $159,900 Active 194 DOM
14. 2026-09-03
    days on market $159,900 Active 193 DOM
15. 2026-09-02
    days on market $159,900 Active 192 DOM
16. 2026-08-31
    days on market $159,900 Active 189 DOM
17. 2026-08-29
    days on market $159,900 Active 188 DOM
18. 2026-08-28
    days on market $159,900 Active 187 DOM
19. 2026-08-27
    days on market $159,900 Active 186 DOM
20. 2026-08-26
    remarks 699-char remark
21. 2026-08-26
    pricedays on marketlisting id $159,900 Active 185 DOM
22. 2026-08-25
    days on market $169,900 Active 120 DOM
23. 2026-08-24
    days on market $169,900 Active 119 DOM
24. 2026-08-23
    days on market $169,900 Active 118 DOM
25. 2026-08-22
    days on market $169,900 Active 117 DOM
26. 2026-08-21
    days on market $169,900 Active 116 DOM
27. 2026-08-20
    days on market $169,900 Active 115 DOM
28. 2026-08-19
    days on market $169,900 Active 114 DOM
29. 2026-08-18
    days on market $169,900 Active 113 DOM
30. 2026-08-17
    days on market $169,900 Active 112 DOM
31. 2026-08-16
    days on market $169,900 Active 111 DOM
32. 2026-08-15
    days on market $169,900 Active 110 DOM
33. 2026-08-14
    days on market $169,900 Active 109 DOM
34. 2026-08-13
    days on market $169,900 Active 108 DOM
35. 2026-08-12
    days on market $169,900 Active 107 DOM
36. 2026-08-11
    days on market $169,900 Active 106 DOM
37. 2026-08-10
    days on market $169,900 Active 105 DOM
38. 2026-08-09
    days on market $169,900 Active 104 DOM
39. 2026-08-08
    days on market $169,900 Active 103 DOM
40. 2026-08-07
    days on market $169,900 Active 102 DOM
41. 2026-08-06
    days on market $169,900 Active 101 DOM
42. 2026-08-05
    days on market $169,900 Active 100 DOM
43. 2026-08-04
    days on market $169,900 Active 99 DOM
44. 2026-08-03
    days on market $169,900 Active 98 DOM
45. 2026-07-31
    days on market $169,900 Active 95 DOM
46. 2026-07-30
    days on market $169,900 Active 94 DOM
47. 2026-07-29
    days on market $169,900 Active 93 DOM
48. 2026-07-27
    days on market $169,900 Active 91 DOM
49. 2026-07-26
    days on market $169,900 Active 90 DOM
50. 2026-07-24
    days on market $169,900 Active 88 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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: $20,268
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$4,361
• Taxable income: $1,270
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $3,276/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $9,170–$27,510 screening

This well-maintained and updated multi-family home is in good condition and ready for a new owner. It offers a great opportunity for investment with potential for further improvements.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Replace the flooring in the kitchen and bathrooms — Replacing the flooring can improve the home's appearance and increase its value. ↑
• Both Install new windows — New windows can improve energy efficiency and increase the home's value. ↑
• Both Upgrade the HVAC system — Upgrading the HVAC system can improve comfort and increase the home's value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the home's value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Winnsboro Memorial Int F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Winnsboro J H D TX #512/1,662 Nat'l #4,963/14,009 High Winnsboro H S B- TX #199/1,632 Nat'l #2,821/17,239

Schools (NCES district)

• District: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

C Composite livability gradescore 69/100

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, TX
• County: Wood · 46,480 people
• Population (ZIP): 11,685
• Household income: $68,348
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 7% of renters

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Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 10% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Arabic 1%

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Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.64%
• Current HPI: 234.6203
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Home design: Built in 1930
• Construction: 1834 square feet of living area
• Exterior features: Located on N Main St in Winnsboro

Price history

1 event — show timeline

• 2026-04-23 Listed $169,900 FSBO.com