296 Cr 4613 · New Summerfield, TX 75789

$144,900

1 bd · 2.0 ba · 987 sqft · SingleFamily public records · 131 Days on market

Built 2017 Poor condition 5.51 ac lot $147/sqft · 48% below area Est $280k · 48% under ↓ 28% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on 5.51 acres in Troup, TX and located within sought-after Carlisle ISD, this private property offers incredible opportunity and versatility. The main home is a 2-bedroom, 2-bath residence featuring a woodburning stove, gas utilities, and a screened-in back porch. The home has sustained storm damage and is being given zero value to this property. The land and improvements truly shine, including a private guest studio with its own bathroom and closet—ideal for a home office, MIL suite, or guest quarters. Additional features include a storm shelter, greenhouse, RV hookups, and a small shed that could serve as a workshop, storage, or woodshed. Enjoy peace, privacy, and room to roam with utilities already in place. All this for a rare opportunity to own acreage with infrastructure, privacy, and flexibility at an unbeatable price. * MAIN HOME IS GIVEN NO VALUE TO THIS PROPERTY, SELLS AS IS *

Key facts

• Storm shelter
• Woodburning stove
• Greenhouse

Tags

• WOODBURNING STOVE
• SCREENED-IN BACK PORCH
• PRIVATE GUEST STUDIO
• STORM SHELTER
• GREENHOUSE
• RV HOOKUPS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $145k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (18.3% below list).
• Recommended offer: $118k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,210 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Carlisle ISD (rural): math 34% / reading 36% proficiency, ranked #526 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 211 active listings in the ZIP; 39 units permitted in Cherokee 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 131 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,324 (18.3% 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 131 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 10.2

CMA / ARV

• ARV (median comp): $280,324
• List price: $144,900
• Delta: -48.31%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-31,791
• Equity at exit: $21,605

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-38,224
• Equity at exit: $12,528

Cash invested: $40,572 (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 75789

• Home prices YoY: -15.9%
• Active inventory: 211
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$246 /mo · $2,951/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-131

Break-even live

Break-even rent $1,350

Max offer price $121,690

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-90	+0% $-131	+5% $-172	+10% $-213
Rent	-10% $-225	-5% $-178	+0% $-131	+5% $-85	+10% $-38
Rate	-1.0pp $-58	-0.5pp $-95	base $-131	+0.5pp $-169	+1.0pp $-207

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $144,900 Active 131 DOM
2. 2026-06-21
   days on market $144,900 Active 130 DOM
3. 2026-06-18
   days on market $144,900 Active 128 DOM
4. 2026-06-17
   days on market $144,900 Active 127 DOM
5. 2026-06-16
   days on market $144,900 Active 126 DOM
6. 2026-06-15
   days on market $144,900 Active 125 DOM
7. 2026-06-13
   days on market $144,900 Active 123 DOM
8. 2026-06-12
   days on market $144,900 Active 122 DOM
9. 2026-06-09
   days on market $144,900 Active 119 DOM
10. 2026-06-08
    days on market $144,900 Active 118 DOM
11. 2026-06-08
    days on market $144,900 Active 117 DOM
12. 2026-06-05
    days on market $144,900 Active 115 DOM
13. 2026-06-03
    days on market $144,900 Active 113 DOM
14. 2026-06-02
    days on market $144,900 Active 112 DOM
15. 2026-06-01
    days on market $144,900 Active 111 DOM
16. 2026-05-31
    days on market $144,900 Active 110 DOM
17. 2026-04-29
    price $144,900 913-char remark

    Show marketing remark (913 chars)

    Nestled on 5.51 acres in Troup, TX and located within sought-after Carlisle ISD, this private property offers incredible opportunity and versatility. The main home is a 2-bedroom, 2-bath residence featuring a woodburning stove, gas utilities, and a screened-in back porch. The home has sustained storm damage and is being given zero value to this property. The land and improvements truly shine, including a private guest studio with its own bathroom and closet—ideal for a home office, MIL suite, or guest quarters. Additional features include a storm shelter, greenhouse, RV hookups, and a small shed that could serve as a workshop, storage, or woodshed. Enjoy peace, privacy, and room to roam with utilities already in place. All this for a rare opportunity to own acreage with infrastructure, privacy, and flexibility at an unbeatable price. * MAIN HOME IS GIVEN NO VALUE TO THIS PROPERTY, SELLS AS IS *

18. 2026-02-10
    listed $149,900 Active 913-char remark

    Show marketing remark (913 chars)

    Nestled on 5.51 acres in Troup, TX and located within sought-after Carlisle ISD, this private property offers incredible opportunity and versatility. The main home is a 2-bedroom, 2-bath residence featuring a woodburning stove, gas utilities, and a screened-in back porch. The home has sustained storm damage and is being given zero value to this property. The land and improvements truly shine, including a private guest studio with its own bathroom and closet—ideal for a home office, MIL suite, or guest quarters. Additional features include a storm shelter, greenhouse, RV hookups, and a small shed that could serve as a workshop, storage, or woodshed. Enjoy peace, privacy, and room to roam with utilities already in place. All this for a rare opportunity to own acreage with infrastructure, privacy, and flexibility at an unbeatable price. * MAIN HOME IS GIVEN NO VALUE TO THIS PROPERTY, SELLS AS IS *

19. 2021-09-08
    soldstatus Sold 468-char remark

    Show marketing remark (468 chars)

    Pictures cannot capture the Lush Beauty of this Hidden Gem! Sitting on 5.5 acres, of heavily wooded seclusion, this is a privacy Dream! Potential Lives here, with Greenhouse, income potential and guest house option- All you need is right beneath your nose! * Individually controlled heating-cooling are 2 PTACs units with Alternative Heating source being the Rocket Mass Heater. * Greenhouse has Hydroponic System Set up. * Storm Shelter on property, seen in photos

20. 2021-09-08
    soldstatus

    Show marketing remark (468 chars)

    Pictures cannot capture the Lush Beauty of this Hidden Gem! Sitting on 5.5 acres, of heavily wooded seclusion, this is a privacy Dream! Potential Lives here, with Greenhouse, income potential and guest house option- All you need is right beneath your nose! * Individually controlled heating-cooling are 2 PTACs units with Alternative Heating source being the Rocket Mass Heater. * Greenhouse has Hydroponic System Set up. * Storm Shelter on property, seen in photos

21. 2021-08-23
    status Pending 468-char remark

    Show marketing remark (468 chars)

    Pictures cannot capture the Lush Beauty of this Hidden Gem! Sitting on 5.5 acres, of heavily wooded seclusion, this is a privacy Dream! Potential Lives here, with Greenhouse, income potential and guest house option- All you need is right beneath your nose! * Individually controlled heating-cooling are 2 PTACs units with Alternative Heating source being the Rocket Mass Heater. * Greenhouse has Hydroponic System Set up. * Storm Shelter on property, seen in photos

22. 2021-08-10
    historical Active Option Contract 468-char remark

    Show marketing remark (468 chars)

    Pictures cannot capture the Lush Beauty of this Hidden Gem! Sitting on 5.5 acres, of heavily wooded seclusion, this is a privacy Dream! Potential Lives here, with Greenhouse, income potential and guest house option- All you need is right beneath your nose! * Individually controlled heating-cooling are 2 PTACs units with Alternative Heating source being the Rocket Mass Heater. * Greenhouse has Hydroponic System Set up. * Storm Shelter on property, seen in photos

23. 2021-08-09
    listed $199,900
24. 2021-06-22
    status Active 468-char remark

    Show marketing remark (468 chars)

    Pictures cannot capture the Lush Beauty of this Hidden Gem! Sitting on 5.5 acres, of heavily wooded seclusion, this is a privacy Dream! Potential Lives here, with Greenhouse, income potential and guest house option- All you need is right beneath your nose! * Individually controlled heating-cooling are 2 PTACs units with Alternative Heating source being the Rocket Mass Heater. * Greenhouse has Hydroponic System Set up. * Storm Shelter on property, seen in photos

25. 2021-06-16
    historical Active Contingent 468-char remark

    Show marketing remark (468 chars)

    Pictures cannot capture the Lush Beauty of this Hidden Gem! Sitting on 5.5 acres, of heavily wooded seclusion, this is a privacy Dream! Potential Lives here, with Greenhouse, income potential and guest house option- All you need is right beneath your nose! * Individually controlled heating-cooling are 2 PTACs units with Alternative Heating source being the Rocket Mass Heater. * Greenhouse has Hydroponic System Set up. * Storm Shelter on property, seen in photos

26. 2021-05-05
    listed $199,900 Active 468-char remark

    Show marketing remark (468 chars)

    Pictures cannot capture the Lush Beauty of this Hidden Gem! Sitting on 5.5 acres, of heavily wooded seclusion, this is a privacy Dream! Potential Lives here, with Greenhouse, income potential and guest house option- All you need is right beneath your nose! * Individually controlled heating-cooling are 2 PTACs units with Alternative Heating source being the Rocket Mass Heater. * Greenhouse has Hydroponic System Set up. * Storm Shelter on property, seen in photos

ⓘ 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: $2,951 · $246/mo
• Projected year-2 tax: $2,951 · $246/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $14,199
• − Mortgage interest: −$8,117
• − Property taxes: −$2,951
• − Insurance: −$724
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$4,215
• Taxable loss: −$4,080
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $-597/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. The roof, exterior siding, flooring, interior walls, bathrooms, and HVAC and electrical systems are in poor condition and need immediate attention.

Repairs flagged

• Major roof — Damaged shingles and visible water damage
• Major exterior siding — Weathered siding and missing shingles
• Major flooring — Damaged carpet and exposed subfloor
• Major interior walls — Exposed insulation and debris
• Major bathrooms — Exposed plumbing and debris
• Major systems — Exposed HVAC and electrical components

Value-add opportunities

• Both New roof — Protects the home and enhances curb appeal
• Both Exterior siding repair — Improves the home's appearance and energy efficiency
• Both Flooring replacement — Enhances the home's livability and resale value
• Both Interior wall repair and insulation — Improves the home's energy efficiency and comfort
• Both Bathroom renovation — Enhances the home's livability and resale value
• Both HVAC and electrical system replacement — Improves the home's energy efficiency and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Damaged shingles and visible water damage	Major	$15,000–50,000
exterior siding · Weathered siding and missing shingles	Major	$15,000–50,000
flooring · Damaged carpet and exposed subfloor	Major	$15,000–50,000
interior walls · Exposed insulation and debris	Major	$15,000–50,000
bathrooms · Exposed plumbing and debris	Major	$15,000–50,000
systems · Exposed HVAC and electrical components	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New roof — Protects the home and enhances curb appeal ↑
• Both Exterior siding repair — Improves the home's appearance and energy efficiency ↑
• Both Flooring replacement — Enhances the home's livability and resale value ↑
• Both Interior wall repair and insulation — Improves the home's energy efficiency and comfort ↑
• Both Bathroom renovation — Enhances the home's livability and resale value ↑
• Both HVAC and electrical system replacement — Improves the home's energy efficiency and comfort ↑

ⓘ 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: Carlisle ISD
• NCES district ID: 4812870
• Math proficiency: 34% ▲ 6.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $41,455
• Composite: 29.53/100
• National rank: #6496
• State rank: #526 of 826 in TX

Livability — New Summerfield

• Score: 58/100
• State rank: #1210
• US rank: #21123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 391
• Population (ZIP): 8,332

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,949 people
• By 2030: 51,984 · +0.1%
• By 2040: 51,780 · -0.3%
• By 2050: 51,085 · -1.7%
• By 2075: 47,418 · -8.7%
• By 2100: 39,464 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+62.7) · D 18.3% · R 80.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -43.2pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+55.8 2016: R+56.5 2012: R+51.0 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.00%
• Current HPI: 226.8341
• 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

-27.5% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $144,900 LAAR
• 2026-02-10 Listed $149,900 LAAR
• 2021-09-08 Sold (MLS) — GTAR
• 2021-09-08 Sold (MLS) — NTREIS
• 2021-08-23 Pending — NTREIS
• 2021-08-10 Contingent — NTREIS
• 2021-08-09 Listed $199,900 GTAR
• 2021-06-22 Relisted — NTREIS
• 2021-06-16 Contingent — NTREIS
• 2021-05-05 Listed $199,900 NTREIS

Property tax history

+2.5%/yr

Latest (2025): $2,951 · +2.5% YoY. Source: county tax records.