710 N Broadway · Kennard, TX 75847

$129,500

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 233 Days on market

Built 1947 1.61 ac lot $107/sqft · 22% above area Est $107k · 21% over ↓ 14% 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).

• Cash flow +15.3/30.0
• Appreciation +5.6/10.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 BR, 1 bath home on 1.6 acres adjacent to Davy Crockett National Forest. Country living with in town amenities, public water and sewer. Carport with additional storage. Priced to sell!

Key facts

• Public sewer
• 1.6 acres
• Carport

Tags

• 1.6 ACRES
• DAVY CROCKETT NATIONAL FOREST
• PUBLIC WATER
• PUBLIC SEWER
• CARPORT
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $48 ($573/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (11.3% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,083 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Kennard ISD (rural): math 45% / reading 40% proficiency, ranked #670 of 1,141 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kennard Isd (math 37% / reading 37%, 258 students, 67% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 40 active listings in the ZIP; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($895 loan paydown + $1k appreciation (1.1% local appreciation)).
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1947 — 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 D-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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $106,587
• List price: $129,500
• Delta: 21.50%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 S Broadway	0.49mi	3/2.0	1,248 (+3%)	20mo	$139,500	$112	55
311 Agnes St	0.33mi	3/1.0	1,344 (+11%)	17mo	$80,000	$60	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.18×
• Total profit: $6,375
• Equity at exit: $45,184

10-year hold

• IRR: 7.8%
• Equity multiple: 1.96×
• Total profit: $34,903
• Equity at exit: $60,807

Cash invested: $36,260 (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 75847

• Home prices YoY: 1.3%
• Active inventory: 40
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $48

Break-even live

Break-even rent $1,089

Max offer price $129,500

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $84	+0% $48	+5% $11	+10% $-26
Rent	-10% $-43	-5% $2	+0% $48	+5% $93	+10% $139
Rate	-1.0pp $113	-0.5pp $81	base $48	+0.5pp $14	+1.0pp $-20

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $129,500 Active 233 DOM
2. 2026-06-18
   days on market $129,500 Active 232 DOM
3. 2026-06-17
   days on market $129,500 Active 231 DOM
4. 2026-06-16
   days on market $129,500 Active 230 DOM
5. 2026-06-15
   days on market $129,500 Active 229 DOM
6. 2026-06-14
   days on market $129,500 Active 227 DOM
7. 2026-06-13
   days on market $129,500 Active 226 DOM
8. 2026-06-10
   days on market $129,500 Active 224 DOM
9. 2026-06-09
   days on market $129,500 Active 223 DOM
10. 2026-06-08
    days on market $129,500 Active 222 DOM
11. 2026-06-07
    days on market $129,500 Active 221 DOM
12. 2026-06-05
    days on market $129,500 Active 218 DOM
13. 2026-06-03
    days on market $129,500 Active 217 DOM
14. 2026-06-02
    days on market $129,500 Active 216 DOM
15. 2026-06-01
    days on market $129,500 Active 215 DOM
16. 2026-05-31
    days on market $129,500 Active 214 DOM
17. 2026-05-30
    days on market $129,500 Active 213 DOM
18. 2026-05-13
    price $129,500 185-char remark

    Show marketing remark (185 chars)

    3 BR, 1 bath home on 1.6 acres adjacent to Davy Crockett National Forest. Country living with in town amenities, public water and sewer. Carport with additional storage. Priced to sell!

19. 2026-05-01
    price $129,500 185-char remark

    Show marketing remark (185 chars)

    3 BR, 1 bath home on 1.6 acres adjacent to Davy Crockett National Forest. Country living with in town amenities, public water and sewer. Carport with additional storage. Priced to sell!

20. 2025-11-04
    listed $150,000 Active 185-char remark

    Show marketing remark (185 chars)

    3 BR, 1 bath home on 1.6 acres adjacent to Davy Crockett National Forest. Country living with in town amenities, public water and sewer. Carport with additional storage. Priced to sell!

21. 2025-10-29
    listed $150,000 Active 185-char remark

    Show marketing remark (185 chars)

    3 BR, 1 bath home on 1.6 acres adjacent to Davy Crockett National Forest. Country living with in town amenities, public water and sewer. Carport with additional storage. Priced to sell!

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$848/yr (+$71/mo · 55.7%)

ⓘ 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 · 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: $13,787
• − Mortgage interest: −$7,254
• − Property taxes: −$1,522
• − Insurance: −$648
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,767
• Taxable loss: −$1,610
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $959/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: Kennard ISD
• NCES district ID: 4825470
• Math proficiency: 45% ▲ 20.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $36,315
• Composite: 37.6/100
• National rank: #8840
• State rank: #670 of 1141 in TX

Livability — Kennard

• Score: 60/100
• State rank: #1083
• US rank: #19135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennard, TX
• Population (ZIP): 1,441

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 6%
• Common ancestry: Serbian 2% Slovak 2% Scotch-Irish 1%

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: ▲ 1.14%
• Current HPI: 87.4575
• 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

-13.7% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $129,500 PAOR
• 2026-05-01 Price Changed $129,500 HARMLS
• 2025-11-04 Listed $150,000 PAOR
• 2025-10-29 Listed $150,000 HARMLS

Property tax history

+6.3%/yr

Latest (2025): $1,522 · -2.8% YoY. Source: county tax records.