415 Pr 7519 · Frankston, TX 75763

$195,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 19 Days on market

Built 1995 2.41 ac lot $100/mo HOA · 7% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks

Welcome to this peaceful 3-bedroom, 2-bath home offering 1,144 square feet of living space with a 2-car carport on 2.11 beautiful acres in the Pineywoods subdivision on Pineywoods Lake. With a waterfront lot located directly across the road and the home sitting across from the 2nd fairway of Pine Dunes Golf Course, this property offers a rare combination of peaceful lake living and golf course views. The property also includes a 240-square-foot fishing shack that doubles as an art studio, along with a 168-square-foot storage shack near the water—perfect for storing lake gear, tools, or outdoor equipment. As you arrive, you’re welcomed by the serene atmosphere and natural beauty

Key facts

• Screened-in porch
• Art studio
• Waterfront lot

Tags

• WATERFRONT LOT
• ART STUDIO
• SCREENED-IN PORCH
• JACUZZI TUB
• PARTIALLY COVERED BACK DECK

Property features AI

Finance

• HOA & community: Homeowners association with $100 monthly fee

Exterior

• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Single family detached residence; One story; Home warranty included
• Construction: Composition roof
• Exterior features: Covered patio/porch; On-the-waterfront lot; Storage structure; Satellite dish; Waterfront on Pineywoods

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Pantry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (30.5% below list).
• Recommended offer: $135k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#918 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools C-, employment D+, amenities F.
• Neches ISD (rural): math 55% / reading 45% proficiency, ranked #379 of 1,141 in TX (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 191 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k 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 ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,482 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.69% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $88,409
• Equity at exit: $175,671

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $274,404
• Equity at exit: $378,842

Cash invested: $54,600 (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 75763

• Home prices YoY: 22.2%
• Active inventory: 191
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$81
• HOA: −$100
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-280

Break-even live

Break-even rent $1,709

Max offer price $145,588

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 12 events

1. 2026-06-12
   statusdays on market $195,000 Pending 19 DOM
2. 2026-06-09
   days on market $195,000 Active 18 DOM
3. 2026-06-08
   days on market $195,000 Active 17 DOM
4. 2026-06-07
   days on market $195,000 Active 16 DOM
5. 2026-06-05
   days on market $195,000 Active 14 DOM
6. 2026-06-04
   days on market $195,000 Active 12 DOM
7. 2026-06-02
   days on market $195,000 Active 11 DOM
8. 2026-06-01
   days on market $195,000 Active 10 DOM
9. 2026-05-31
   days on market $195,000 Active 9 DOM
10. 2026-05-31
    days on market $195,000 Active 8 DOM
11. 2026-05-22
    listed $195,000 Active
12. 2002-04-24
    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: $1,754 · $146/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$1,815/yr (+$151/mo · 103.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $16,258
• − Mortgage interest: −$10,923
• − Property taxes: −$1,754
• − Insurance: −$975
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − HOA: −$1,200
• − Depreciation: −$5,673
• Taxable loss: −$6,868
• Est. tax savings @ 24.0%: +$1,648
• After-tax cash flow: $-1,708/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: Neches ISD
• NCES district ID: 4832250
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $44,165
• Composite: 44.27/100
• National rank: #6174
• State rank: #379 of 1141 in TX

Livability — Frankston

• Score: 62/100
• State rank: #918
• US rank: #16383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,319

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.53%
• Current HPI: 295.14
• 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

2 events — show timeline

• 2026-05-22 Listed $195,000 GTAR
• 2002-04-24 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,754 · +2.6% YoY. Source: county tax records.