520 Locust St · Farmersville, TX 75442

$89,900

2 bd · 1.0 ba · 927 sqft · SingleFamily public records · 90 Days on market

Built 1960 7,449 sqft lot $97/sqft · 58% below area ↓ 10% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity in the vibrant and growing area of Farmersville, just off Hwy US380. Property has commercial possiblites or residential. Property is being sold AS-IS. House is in rough shape and has little to no value. No inside showings.

Key facts

• 7,449 sq ft lot
• Built 1960
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 4.0% in Farmersville — 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 (#425 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment D, amenities F.
• Farmersville ISD (town): math 38% / reading 47% proficiency, ranked #298 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 415 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent is only 17% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.83%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

• ARV (median comp): $212,946
• List price: $89,900
• Delta: -57.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Neathery St	0.28mi	2/2.0	1,030 (+11%)	9mo	$205,000	$199	57
130 N Washington St	0.67mi	2/1.0	1,010 (+9%)	19mo	$250,000	$248	38

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $14,606
• Equity at exit: $13,404

10-year hold

• IRR: 23.2%
• Equity multiple: 3.00×
• Total profit: $50,309
• Equity at exit: $7,773

Cash invested: $25,172 (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 75442

• Home prices YoY: -8.3%
• Active inventory: 415
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$471
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $458

Break-even live

Break-even rent $763

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S State Highway 78 #117 Farmersville, TX	2.0	1.0	780	$800	$1.03	24d	1	0.49mi
605 Orange Ave Farmersville, TX	2.0	1.0	986	$1,500	$1.52	20d	1	0.51mi
605 Orange Ave Farmersville, TX	2.0	1.0	986	$1,500	$1.52	24d	1	0.51mi
300 S State Highway 78 Unit 201 Farmersville, TX	1.0	1.0	600	$700	$1.17	24d	1	0.53mi
215 Orange St Farmersville, TX	2.0	1.0	765	$1,595	$2.08	4d	1	0.61mi
121 Windom St Unit B Farmersville, TX	1.0	1.0	700	$875	$1.25	43d	1	0.68mi
121 Windom St Unit A Farmersville, TX	2.0	1.0	900	$1,750	$1.94	43d	1	0.68mi
1009 Gaddy St Farmersville, TX	2.0	1.0	850	$1,104	$1.30	1d	5	0.98mi

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 90 DOM
2. 2026-06-17
   days on market $89,900 Active 89 DOM
3. 2026-06-16
   days on market $89,900 Active 88 DOM
4. 2026-06-15
   days on market $89,900 Active 87 DOM
5. 2026-06-13
   days on market $89,900 Active 85 DOM
6. 2026-06-13
   days on market $89,900 Active 84 DOM
7. 2026-06-09
   days on market $89,900 Active 81 DOM
8. 2026-06-08
   days on market $89,900 Active 80 DOM
9. 2026-06-07
   days on market $89,900 Active 79 DOM
10. 2026-06-04
    days on market $89,900 Active 76 DOM
11. 2026-06-03
    days on market $89,900 Active 75 DOM
12. 2026-06-02
    days on market $89,900 Active 74 DOM
13. 2026-06-01
    days on market $89,900 Active 73 DOM
14. 2026-05-31
    days on market $89,900 Active 72 DOM
15. 2026-04-30
    price $89,900 240-char remark

    Show marketing remark (240 chars)

    Great Opportunity in the vibrant and growing area of Farmersville, just off Hwy US380. Property has commercial possiblites or residential. Property is being sold AS-IS. House is in rough shape and has little to no value. No inside showings.

16. 2026-03-20
    listed $99,900 Active 240-char remark

    Show marketing remark (240 chars)

    Great Opportunity in the vibrant and growing area of Farmersville, just off Hwy US380. Property has commercial possiblites or residential. Property is being sold AS-IS. House is in rough shape and has little to no value. No inside showings.

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$522/yr (+$44/mo · 46.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,108
• − Mortgage interest: −$5,036
• − Property taxes: −$1,123
• − Insurance: −$450
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,615
• Taxable income: $4,307
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $4,461/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: Farmersville ISD
• NCES district ID: 4819080
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $56,626
• Composite: 37.17/100
• National rank: #4479
• State rank: #298 of 826 in TX

Livability — Farmersville

• Score: 69/100
• State rank: #425
• US rank: #8723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmersville, TX
• County: Collin County · 1,159,394 people
• City population: 10,805
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,805
• Household income: $95,250
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 105.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 13% Black 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.67%
• Current HPI: 304.6738
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

-10.0% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $89,900 NTREIS
• 2026-03-20 Listed $99,900 NTREIS

Property tax history

+1.2%/yr

Latest (2025): $1,123 · +13.5% YoY. Source: county tax records.