206 W 8th St · Venus, TX 76084

$235,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 19 Days on market

Built 1940 9,104 sqft lot $169/sqft · 9% below area Est $259k · 9% under

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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 +15.1/30.0
• ARV discount +11.6/15.0
• Appreciation +8.7/10.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy three (3) bedroom, one (1) bath property within walking distance of all four Venus schools. Large living room, storm windows, and Kenmore appliances are just a few of the amenities. Sit on the huge front porch (two fans) and entertain family and friends. Huge pecan trees surround the property and yard space is plentiful.

Key facts

• Brand new plumbing
• Brand new doors
• Brand new electric

Tags

• SPRAWLING FRONT PORCH
• BRAND NEW ELECTRIC
• BRAND NEW PLUMBING
• BRAND NEW HVAC
• BRAND NEW WINDOWS
• BRAND NEW DOORS

Property features AI

Finance

• Other: No known restrictions
• HOA & community: No association

Exterior

• Parking: Detached carport; Covered parking (2 spaces); Carport (2 spaces); Driveway with concrete surface
• Utilities: City water; City sewer; All weather road access
• Home design: Single family residence; Residential property; One story; Property attached: Yes
• Construction: Built in 1940; Board & batten siding; Composition roof
• Exterior features: Covered front porch; Covered porch(es); Exterior lighting; Chain link and partial wood fencing; Corner lot with few trees and level terrain

Interior

• Kitchen: Pantry and walk-in pantry; Water line to refrigerator; Dishwasher; Disposal; Electric range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with ensuite bath; Secondary bedrooms include walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; Ensuite bath with separate shower
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Open floorplan; Pantry; Walk-in closet(s); Cable TV available; High speed internet available; 7 total rooms; 1 living area; 1 dining area; One-level home
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $76 ($912/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 $212k (9.6% below list).
• Recommended offer: $212k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.0% in Venus — 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 70/100 on livability (#356 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Venus ISD (town): math 25% / reading 32% proficiency, ranked #646 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Venus El (math 27% / reading 30%, grade F, #2,706 of 4,322 statewide, top 63%, 658 students, 82% FRL) — zoned schools average 82% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 426 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (7.3% local appreciation)).
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.3% appreciation + 2.4% rent growth), your $66k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,356 (9.6% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (median comp): $258,669
• List price: $235,000
• Delta: -9.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 S Main St	0.24mi	3/2.0	1,440 (+3%)	6mo	$250,000	$174	74
205 Vista Ridge Dr	0.39mi	3/2.0	1,450 (+4%)	3mo	$265,000	$183	68
407 Cotton Bend Trl	0.39mi	3/2.0	1,359 (-2%)	16mo	$269,000	$198	61
305 Newfield St	0.43mi	3/2.0	1,450 (+4%)	11mo	$279,000	$192	60
402 Harvest Hill Ln	0.40mi	3/2.0	1,379 (-1%)	21mo	$269,000	$195	59
402 Wheat Valley Blvd	0.52mi	3/2.0	1,358 (-2%)	13mo	$275,000	$203	57
304 Fairfield Ln	0.37mi	3/2.0	1,442 (+4%)	22mo	$270,500	$188	54
108 8th St Unit 108	0.14mi	3/3.0	1,200 (-14%)	15mo	$250,000	$208	50
310 Newfield St	0.48mi	3/2.0	1,450 (+4%)	24mo	$279,000	$192	47
1208 Calle Ln	0.71mi	3/2.0	1,456 (+5%)	14mo	$239,000	$164	44
308 Fairfield Ln	0.39mi	3/2.0	1,184 (-15%)	18mo	$257,000	$217	38
300 Newfield St	0.43mi	3/2.0	1,183 (-15%)	21mo	$255,000	$216	33

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

Projected returns pro-forma

7.32% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.37×
• Total profit: $90,272
• Equity at exit: $167,795

10-year hold

• IRR: 18.0%
• Equity multiple: 4.89×
• Total profit: $255,816
• Equity at exit: $323,317

Cash invested: $65,800 (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 76084

• Home prices YoY: 2.1%
• Rents YoY: 2.4%
• Active inventory: 426
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$271 /mo · $3,256/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $76

Break-even live

Break-even rent $2,027

Max offer price $235,000

Occupancy floor 91%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Hancock St Venus, TX	3.0	2.5	1773	$1,929	$1.09	1d	1	1.25mi
120 Mt Vernon Ln Venus, TX	3.0	2.0	1661	$2,149	$1.29	43d	1	1.36mi
131 Mt Vernon Ln Venus, TX	3.0	2.0	1652	$2,169	$1.31	21d	1	1.39mi
721 Harvest Moon Dr Venus, TX	2.0	1.5	1134	$1,595	$1.41	1d	1	1.47mi
728 Fallow Dr Venus, TX	3.0	2.0	1347	$1,795	$1.33	15d	1	1.47mi

Listing history 13 events

1. 2026-06-04
   status $235,000 Pending 19 DOM
2. 2026-06-03
   days on market $235,000 Active Option Contract 19 DOM
3. 2026-06-02
   days on market $235,000 Active Option Contract 18 DOM
4. 2026-06-01
   days on market $235,000 Active Option Contract 17 DOM
5. 2026-05-31
   days on market $235,000 Active Option Contract 16 DOM
6. 2026-05-15
   listed $235,000 Active 875-char remark
7. 2024-09-24
   soldstatus
8. 2014-06-27
   soldstatus
9. 2014-06-13
   soldstatus Closed 327-char remark

   Show marketing remark (327 chars)

   Cozy three (3) bedroom, one (1) bath property within walking distance of all four Venus schools. Large living room, storm windows, and Kenmore appliances are just a few of the amenities. Sit on the huge front porch (two fans) and entertain family and friends. Huge pecan trees surround the property and yard space is plentiful.

10. 2014-05-12
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Cozy three (3) bedroom, one (1) bath property within walking distance of all four Venus schools. Large living room, storm windows, and Kenmore appliances are just a few of the amenities. Sit on the huge front porch (two fans) and entertain family and friends. Huge pecan trees surround the property and yard space is plentiful.

11. 2014-05-03
    historical Active Option Contract 327-char remark

    Show marketing remark (327 chars)

    Cozy three (3) bedroom, one (1) bath property within walking distance of all four Venus schools. Large living room, storm windows, and Kenmore appliances are just a few of the amenities. Sit on the huge front porch (two fans) and entertain family and friends. Huge pecan trees surround the property and yard space is plentiful.

12. 2014-04-10
    listed $84,900 Active 327-char remark

    Show marketing remark (327 chars)

    Cozy three (3) bedroom, one (1) bath property within walking distance of all four Venus schools. Large living room, storm windows, and Kenmore appliances are just a few of the amenities. Sit on the huge front porch (two fans) and entertain family and friends. Huge pecan trees surround the property and yard space is plentiful.

13. 1987-06-16
    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: $3,256 · $271/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$1,044/yr (+$87/mo · 32.1%)

ⓘ 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 · 24 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: $25,483
• − Mortgage interest: −$13,164
• − Property taxes: −$3,256
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$6,836
• Taxable loss: −$3,026
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $1,638/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: Venus ISD
• NCES district ID: 4844010
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $50,394
• Composite: 24.97/100
• National rank: #7563
• State rank: #646 of 826 in TX

Livability — Venus

• Score: 70/100
• State rank: #356
• US rank: #7724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Venus, TX
• County: Johnson County · 147,987 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 14,097
• Household income: $102,115
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 70.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 24% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 18% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 355.74
• Rent YoY: ▲ 2.39%
• 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

+176.8% since first listed

10 events — show timeline

• 2026-06-03 Pending — NTREIS
• 2026-05-27 Contingent — NTREIS
• 2026-05-15 Listed $235,000 NTREIS
• 2024-09-24 Sold (Public Records) — Public Records
• 2014-06-27 Sold (Public Records) — Public Records
• 2014-06-13 Sold (MLS) — NTREIS
• 2014-05-12 Pending — NTREIS
• 2014-05-03 Contingent — NTREIS
• 2014-04-10 Listed $84,900 NTREIS
• 1987-06-16 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,256 · +79.8% YoY. Source: county tax records.