610 Rusk St · Newton, TX 75966

$89,000

3 bd · 2.0 ba · 1,761 sqft · SingleFamily public records · 42 Days on market

Built 1955 0.88 ac lot $51/sqft · 43% below area Est $156k · 43% under

---

Why this score? — see what drove the A- 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +6.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Charming farmhouse-style home full of character and potential in the heart of Newton, TX! Situated on a shaded corner lot at 610 Rusk St, this 3BR/2BA home offers spacious living areas, original wood floors, tall ceilings, and timeless vintage charm throughout. The oversized living room features a beautiful brick fireplace, while the large kitchen provides ample cabinet space and room to create your dream design. Generous bedrooms, abundant windows, and multiple covered porches add to the inviting atmosphere. Outside, enjoy mature trees, covered parking, and a peaceful setting with small-town appeal. Whether you're looking for an investment opportunity, fixer-upper, or a place to restore an

Key facts

• Shaded corner lot
• Brick fireplace
• Original wood floors

Tags

• SHADED CORNER LOT
• ORIGINAL WOOD FLOORS
• BRICK FIREPLACE
• AMPLE CABINET SPACE
• MULTIPLE COVERED PORCHES
• MATURE TREES

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Residential single-family home
• Construction: Single Family Residence
• Exterior features: Composition roof

Interior

• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Tile and wood flooring; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,355 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Newton ISD (rural): math 23% / reading 36% proficiency, ranked #661 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($615 loan paydown + $3k appreciation (3.5% local appreciation)).
• Newton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.39% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.69
• GRM: 6.0

CMA / ARV

• ARV (median comp): $155,548
• List price: $89,000
• Delta: -42.78%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.35×
• Total profit: $33,604
• Equity at exit: $42,339

10-year hold

• IRR: 23.7%
• Equity multiple: 4.54×
• Total profit: $88,095
• Equity at exit: $67,114

Cash invested: $24,920 (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 75966

• Home prices YoY: 2.3%
• Active inventory: 79
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $324

Break-even live

Break-even rent $827

Max offer price $89,000

Occupancy floor 69%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $89,000 Active 42 DOM
2. 2026-06-17
   days on market $89,000 Active 41 DOM
3. 2026-06-16
   days on market $89,000 Active 40 DOM
4. 2026-06-15
   days on market $89,000 Active 39 DOM
5. 2026-06-15
   days on market $89,000 Active 38 DOM
6. 2026-06-13
   days on market $89,000 Active 37 DOM
7. 2026-06-12
   days on market $89,000 Active 36 DOM
8. 2026-06-10
   days on market $89,000 Active 33 DOM
9. 2026-06-08
   days on market $89,000 Active 32 DOM
10. 2026-06-08
    days on market $89,000 Active 31 DOM
11. 2026-06-07
    days on market $89,000 Active 30 DOM
12. 2026-06-03
    days on market $89,000 Active 27 DOM
13. 2026-06-02
    days on market $89,000 Active 26 DOM
14. 2026-06-01
    days on market $89,000 Active 25 DOM
15. 2026-05-31
    days on market $89,000 Active 24 DOM
16. 2026-05-07
    listed $89,000 Active 916-char remark
17. 2021-08-13
    soldstatus
18. 2021-08-13
    soldstatus
19. 2008-08-11
    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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/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 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,850
• − Mortgage interest: −$4,985
• − Property taxes: −$1,793
• − Insurance: −$445
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,589
• Taxable income: $2,661
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $3,254/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: Newton ISD
• NCES district ID: 4832730
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $34,557
• Composite: 24.26/100
• National rank: #7719
• State rank: #661 of 826 in TX

Livability — Newton

• Score: 55/100
• State rank: #1355
• US rank: #23337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, TX
• Population (ZIP): 4,773

Population outlook (Newton County) Hauer SSP2

• Today (2025): 13,123 people
• By 2030: 12,567 · -4.2%
• By 2040: 11,431 · -12.9%
• By 2050: 10,393 · -20.8%
• By 2075: 8,230 · -37.3%
• By 2100: 6,038 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 8% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+66.6) · D 16.6% · R 83.2%
• 2008→2024 swing: -34.4pp toward R · 2008: -32.2pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+60.9 2016: R+49.5 2012: R+43.3 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.46%
• Current HPI: 153.3331
• 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

4 events — show timeline

• 2026-05-07 Listed $89,000 Deep East Texas MLS
• 2021-08-13 Sold (Public Records) — Public Records
• 2021-08-13 Sold (Public Records) — Public Records
• 2008-08-11 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,793 · +16.1% YoY. Source: county tax records.