10629 State Hwy 110 · Van, TX 75790

$149,900

3 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 177 Days on market

Built 1980 0.50 ac lot $119/sqft · 33% below area Est $223k · 33% under ↓ 21% since listing

---

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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover incredible potential in this 3-bedroom, 1.5-bath brick home located just outside the heart of Van. Nestled on . 50 of a spacious acre, this property offers the perfect blend of privacy, room to grow, and convenient access to SH 110. The home features a comfortable layout with a bright living area, an eat-in kitchen, and ample storage throughout. A 2-car attached garage provides plenty of workspace or parking. With solid bones and plenty of space to make it your own, this property is ideal for buyers looking for a peaceful country setting with endless possibilities. Whether you're dreaming of a small hobby farm, outdoor entertaining, or simply enjoying wide-open Texas views, this property delivers. Don’t miss this opportunity to bring your vision to life!

Key facts

• Bright living area
• Attached garage
• Convenient access

Tags

• SPACIOUS ACRES
• CONVENIENT ACCESS
• BRIGHT LIVING AREA
• EAT-IN KITCHEN
• AMPLE STORAGE
• ATTACHED GARAGE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $189 ($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: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.5% in Van — 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 68/100 on livability (#505 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D+, amenities F.
• Van ISD (rural): math 40% / reading 42% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 54 units permitted in Van Zandt 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.
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→25/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 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $222,635
• List price: $149,900
• Delta: -32.67%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Private Rd #5807	0.39mi	2/2.0 (-1)	1,216 (-4%)	22mo	$349,000	$287	51

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,226
• Equity at exit: $22,351

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,931
• 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 75790

• Home prices YoY: -11.4%
• Active inventory: 87
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $189

Break-even live

Break-even rent $1,296

Max offer price $149,900

Occupancy floor 83%

Sensitivity live

Price	-10% $274	-5% $232	+0% $189	+5% $147	+10% $104
Rent	-10% $68	-5% $129	+0% $189	+5% $250	+10% $310
Rate	-1.0pp $265	-0.5pp $227	base $189	+0.5pp $150	+1.0pp $111

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
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $149,900 Active 177 DOM
2. 2026-06-19
   days on market $149,900 Active 175 DOM
3. 2026-06-18
   days on market $149,900 Active 174 DOM
4. 2026-06-17
   days on market $149,900 Active 173 DOM
5. 2026-06-16
   days on market $149,900 Active 172 DOM
6. 2026-06-15
   days on market $149,900 Active 171 DOM
7. 2026-06-14
   days on market $149,900 Active 169 DOM
8. 2026-06-13
   days on market $149,900 Active 168 DOM
9. 2026-06-10
   days on market $149,900 Active 166 DOM
10. 2026-06-09
    days on market $149,900 Active 165 DOM
11. 2026-06-08
    days on market $149,900 Active 164 DOM
12. 2026-06-07
    days on market $149,900 Active 163 DOM
13. 2026-06-02
    days on market $149,900 Active 158 DOM
14. 2026-06-01
    days on market $149,900 Active 157 DOM
15. 2026-05-31
    days on market $149,900 Active 156 DOM
16. 2026-05-30
    days on market $149,900 Active 155 DOM
17. 2026-04-20
    status Active 779-char remark

    Show marketing remark (779 chars)

    Discover incredible potential in this 3-bedroom, 1.5-bath brick home located just outside the heart of Van. Nestled on . 50 of a spacious acre, this property offers the perfect blend of privacy, room to grow, and convenient access to SH 110. The home features a comfortable layout with a bright living area, an eat-in kitchen, and ample storage throughout. A 2-car attached garage provides plenty of workspace or parking. With solid bones and plenty of space to make it your own, this property is ideal for buyers looking for a peaceful country setting with endless possibilities. Whether you're dreaming of a small hobby farm, outdoor entertaining, or simply enjoying wide-open Texas views, this property delivers. Don’t miss this opportunity to bring your vision to life!

18. 2026-04-20
    price $149,900 779-char remark

    Show marketing remark (779 chars)

    Discover incredible potential in this 3-bedroom, 1.5-bath brick home located just outside the heart of Van. Nestled on . 50 of a spacious acre, this property offers the perfect blend of privacy, room to grow, and convenient access to SH 110. The home features a comfortable layout with a bright living area, an eat-in kitchen, and ample storage throughout. A 2-car attached garage provides plenty of workspace or parking. With solid bones and plenty of space to make it your own, this property is ideal for buyers looking for a peaceful country setting with endless possibilities. Whether you're dreaming of a small hobby farm, outdoor entertaining, or simply enjoying wide-open Texas views, this property delivers. Don’t miss this opportunity to bring your vision to life!

19. 2025-12-05
    listed $189,000 Active 779-char remark

    Show marketing remark (779 chars)

    Discover incredible potential in this 3-bedroom, 1.5-bath brick home located just outside the heart of Van. Nestled on . 50 of a spacious acre, this property offers the perfect blend of privacy, room to grow, and convenient access to SH 110. The home features a comfortable layout with a bright living area, an eat-in kitchen, and ample storage throughout. A 2-car attached garage provides plenty of workspace or parking. With solid bones and plenty of space to make it your own, this property is ideal for buyers looking for a peaceful country setting with endless possibilities. Whether you're dreaming of a small hobby farm, outdoor entertaining, or simply enjoying wide-open Texas views, this property delivers. Don’t miss this opportunity to bring your vision to life!

20. 2020-07-23
    soldstatus
21. 2013-04-23
    soldstatus
22. 1994-06-10
    soldstatus

ⓘ 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: $2,104 · $175/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$640/yr (+$53/mo · 30.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $18,426
• − Mortgage interest: −$8,397
• − Property taxes: −$2,104
• − Insurance: −$750
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,361
• Taxable loss: −$133
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $2,302/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: Van ISD
• NCES district ID: 4843920
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,308
• Composite: 34.78/100
• National rank: #5120
• State rank: #390 of 826 in TX

Livability — Van

• Score: 68/100
• State rank: #505
• US rank: #9995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,790
• Population (ZIP): 3,790

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 2% Italian 1% Greek 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.57%
• Current HPI: 213.6886
• 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

-20.7% since first listed

6 events — show timeline

• 2026-04-20 Relisted — GTAR
• 2026-04-20 Price Changed $149,900 GTAR
• 2025-12-05 Listed $189,000 GTAR
• 2020-07-23 Sold (Public Records) — Public Records
• 2013-04-23 Sold (Public Records) — Public Records
• 1994-06-10 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,104 · +6.9% YoY. Source: county tax records.