108 Mignonette St N · Kosse, TX 76653

$99,900

3 bd · 2.0 ba · 1,758 sqft · SingleFamily public records · 188 Days on market

Built 2001 0.26 ac lot $57/sqft · 31% below area Est $144k · 31% under

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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 +29.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Corner-lot home in the heart of Kosse (Limestone County) with space to live, create, and work. Offering 3 bedrooms, 2 baths, and 1,758 sq ft, the layout includes a comfortable living room plus a dedicated dining room, . Set on a generous 0.88-acre corner lot, there’s room for a garden, parking, and all your projects. The standout feature is an approx. 20x60 workshop with a sink, window units, and a built-in vacuum/dust collection system designed for woodworking or serious hobby use. A whole-house generator is attached for added peace of mind during outages. Convenient access to TX-7 and TX-14 and an easy commute to nearby hubs: approx. 45 miles to Waco, 59 miles to College Station, 120 miles to Austin, 113 miles to Dallas, and 156 miles to Houston. Zoned to Groesbeck ISD. Bring your vision—this one is ready to be your home base and your workspace in one.

Key facts

• Convenient access
• 20x60 workshop
• Corner lot

Tags

• CORNER LOT
• DEDICATED DINING ROOM
• 20X60 WORKSHOP
• WHOLE-HOUSE GENERATOR
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,321 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Groesbeck ISD (rural): math 28% / reading 31% proficiency, ranked #634 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $634 appreciation (0.6% local appreciation)).
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $75k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: major wind risk, 77% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 5.4

CMA / ARV

• ARV (median comp): $143,827
• List price: $99,900
• Delta: -30.54%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 W Washington	0.32mi	3/1.0	1,680 (-4%)	4mo	$59,000	$35	71
502 N Mignonette Dr	0.22mi	3/2.0	1,500 (-15%)	3mo	$229,000	$153	63
803 Mignonette	0.42mi	2/2.0 (-1)	1,864 (+6%)	18mo	$310,000	$166	50
804 S Mignonette St	0.54mi	3/2.0	1,671 (-5%)	22mo	$265,000	$159	48
803 S Mignonette Hwy	0.51mi	2/2.0 (-1)	1,864 (+6%)	18mo	$310,000	$166	46
605 N Myrtle St	0.30mi	2/2.0 (-1)	1,538 (-12%)	24mo	$135,000	$88	41

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

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.83×
• Total profit: $23,241
• Equity at exit: $32,221

10-year hold

• IRR: 20.4%
• Equity multiple: 3.40×
• Total profit: $67,012
• Equity at exit: $41,398

Cash invested: $27,972 (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 76653

• Home prices YoY: 0.5%
• Active inventory: 55
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$298 /mo · $3,572/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $361

Break-even live

Break-even rent $1,093

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S Narcissus St Kosse, TX	3.0	2.0	1456	$1,550	$1.06	21d	1	0.15mi

Listing history 25 events

1. 2026-06-18
   days on market $99,900 Active 188 DOM
2. 2026-06-17
   days on market $99,900 Active 187 DOM
3. 2026-06-16
   days on market $99,900 Active 186 DOM
4. 2026-06-15
   days on market $99,900 Active 185 DOM
5. 2026-06-13
   days on market $99,900 Active 183 DOM
6. 2026-06-12
   days on market $99,900 Active 182 DOM
7. 2026-06-09
   days on market $99,900 Active 179 DOM
8. 2026-06-08
   days on market $99,900 Active 178 DOM
9. 2026-06-08
   days on market $99,900 Active 177 DOM
10. 2026-06-07
    days on market $99,900 Active 176 DOM
11. 2026-06-03
    days on market $99,900 Active 173 DOM
12. 2026-06-02
    days on market $99,900 Active 172 DOM
13. 2026-06-01
    days on market $99,900 Active 171 DOM
14. 2026-05-31
    days on market $99,900 Active 170 DOM
15. 2026-05-20
    price $99,900 878-char remark

    Show marketing remark (878 chars)

    Corner-lot home in the heart of Kosse (Limestone County) with space to live, create, and work. Offering 3 bedrooms, 2 baths, and 1,758 sq ft, the layout includes a comfortable living room plus a dedicated dining room, . Set on a generous 0.88-acre corner lot, there’s room for a garden, parking, and all your projects. The standout feature is an approx. 20x60 workshop with a sink, window units, and a built-in vacuum/dust collection system designed for woodworking or serious hobby use. A whole-house generator is attached for added peace of mind during outages. Convenient access to TX-7 and TX-14 and an easy commute to nearby hubs: approx. 45 miles to Waco, 59 miles to College Station, 120 miles to Austin, 113 miles to Dallas, and 156 miles to Houston. Zoned to Groesbeck ISD. Bring your vision—this one is ready to be your home base and your workspace in one.

16. 2026-04-29
    price $125,000 878-char remark

    Show marketing remark (878 chars)

    Corner-lot home in the heart of Kosse (Limestone County) with space to live, create, and work. Offering 3 bedrooms, 2 baths, and 1,758 sq ft, the layout includes a comfortable living room plus a dedicated dining room, . Set on a generous 0.88-acre corner lot, there’s room for a garden, parking, and all your projects. The standout feature is an approx. 20x60 workshop with a sink, window units, and a built-in vacuum/dust collection system designed for woodworking or serious hobby use. A whole-house generator is attached for added peace of mind during outages. Convenient access to TX-7 and TX-14 and an easy commute to nearby hubs: approx. 45 miles to Waco, 59 miles to College Station, 120 miles to Austin, 113 miles to Dallas, and 156 miles to Houston. Zoned to Groesbeck ISD. Bring your vision—this one is ready to be your home base and your workspace in one.

17. 2026-04-14
    price $135,000 878-char remark

    Show marketing remark (878 chars)

    Corner-lot home in the heart of Kosse (Limestone County) with space to live, create, and work. Offering 3 bedrooms, 2 baths, and 1,758 sq ft, the layout includes a comfortable living room plus a dedicated dining room, . Set on a generous 0.88-acre corner lot, there’s room for a garden, parking, and all your projects. The standout feature is an approx. 20x60 workshop with a sink, window units, and a built-in vacuum/dust collection system designed for woodworking or serious hobby use. A whole-house generator is attached for added peace of mind during outages. Convenient access to TX-7 and TX-14 and an easy commute to nearby hubs: approx. 45 miles to Waco, 59 miles to College Station, 120 miles to Austin, 113 miles to Dallas, and 156 miles to Houston. Zoned to Groesbeck ISD. Bring your vision—this one is ready to be your home base and your workspace in one.

18. 2026-02-19
    price $145,000 878-char remark

    Show marketing remark (878 chars)

    Corner-lot home in the heart of Kosse (Limestone County) with space to live, create, and work. Offering 3 bedrooms, 2 baths, and 1,758 sq ft, the layout includes a comfortable living room plus a dedicated dining room, . Set on a generous 0.88-acre corner lot, there’s room for a garden, parking, and all your projects. The standout feature is an approx. 20x60 workshop with a sink, window units, and a built-in vacuum/dust collection system designed for woodworking or serious hobby use. A whole-house generator is attached for added peace of mind during outages. Convenient access to TX-7 and TX-14 and an easy commute to nearby hubs: approx. 45 miles to Waco, 59 miles to College Station, 120 miles to Austin, 113 miles to Dallas, and 156 miles to Houston. Zoned to Groesbeck ISD. Bring your vision—this one is ready to be your home base and your workspace in one.

19. 2026-01-14
    price $165,000 878-char remark

    Show marketing remark (878 chars)

    Corner-lot home in the heart of Kosse (Limestone County) with space to live, create, and work. Offering 3 bedrooms, 2 baths, and 1,758 sq ft, the layout includes a comfortable living room plus a dedicated dining room, . Set on a generous 0.88-acre corner lot, there’s room for a garden, parking, and all your projects. The standout feature is an approx. 20x60 workshop with a sink, window units, and a built-in vacuum/dust collection system designed for woodworking or serious hobby use. A whole-house generator is attached for added peace of mind during outages. Convenient access to TX-7 and TX-14 and an easy commute to nearby hubs: approx. 45 miles to Waco, 59 miles to College Station, 120 miles to Austin, 113 miles to Dallas, and 156 miles to Houston. Zoned to Groesbeck ISD. Bring your vision—this one is ready to be your home base and your workspace in one.

20. 2025-12-12
    listed $175,000 Active 878-char remark

    Show marketing remark (878 chars)

    Corner-lot home in the heart of Kosse (Limestone County) with space to live, create, and work. Offering 3 bedrooms, 2 baths, and 1,758 sq ft, the layout includes a comfortable living room plus a dedicated dining room, . Set on a generous 0.88-acre corner lot, there’s room for a garden, parking, and all your projects. The standout feature is an approx. 20x60 workshop with a sink, window units, and a built-in vacuum/dust collection system designed for woodworking or serious hobby use. A whole-house generator is attached for added peace of mind during outages. Convenient access to TX-7 and TX-14 and an easy commute to nearby hubs: approx. 45 miles to Waco, 59 miles to College Station, 120 miles to Austin, 113 miles to Dallas, and 156 miles to Houston. Zoned to Groesbeck ISD. Bring your vision—this one is ready to be your home base and your workspace in one.

21. 2025-05-15
    soldstatus $125,723
22. 2020-05-12
    soldstatus 540-char remark

    Show marketing remark (540 chars)

    New Central Heat and Air July 2019!!! Charming 3 bedroom and 2 bathroom home that has been recently renovated, but still retains its 1935 charm and character! Home features 1758 sqft, has ship lap in multiple rooms, hardwood floors, French doors, formal dining room, and large kitchen. Exterior features include a metal roof, recent exterior paint, large corner lot, storage building and ramp for handicap accessibility. Property also has commercial potential---2 and 1/2 city lots located on Mignonette/Hwy 14 near Hwy 7 intersection.

23. 2020-05-12
    soldstatus

    Show marketing remark (540 chars)

    New Central Heat and Air July 2019!!! Charming 3 bedroom and 2 bathroom home that has been recently renovated, but still retains its 1935 charm and character! Home features 1758 sqft, has ship lap in multiple rooms, hardwood floors, French doors, formal dining room, and large kitchen. Exterior features include a metal roof, recent exterior paint, large corner lot, storage building and ramp for handicap accessibility. Property also has commercial potential---2 and 1/2 city lots located on Mignonette/Hwy 14 near Hwy 7 intersection.

24. 2019-01-09
    listed $99,900 540-char remark

    Show marketing remark (540 chars)

    New Central Heat and Air July 2019!!! Charming 3 bedroom and 2 bathroom home that has been recently renovated, but still retains its 1935 charm and character! Home features 1758 sqft, has ship lap in multiple rooms, hardwood floors, French doors, formal dining room, and large kitchen. Exterior features include a metal roof, recent exterior paint, large corner lot, storage building and ramp for handicap accessibility. Property also has commercial potential---2 and 1/2 city lots located on Mignonette/Hwy 14 near Hwy 7 intersection.

25. 1989-11-09
    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: $3,572 · $298/mo
• Projected year-2 tax: $3,572 · $298/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 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $18,600
• − Mortgage interest: −$5,596
• − Property taxes: −$3,572
• − Insurance: −$500
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,906
• Taxable income: $3,051
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $3,604/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: Groesbeck ISD
• NCES district ID: 4821810
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $44,929
• Composite: 25.3/100
• National rank: #7487
• State rank: #634 of 826 in TX

Livability — Kosse

• Score: 56/100
• State rank: #1321
• US rank: #22745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosse, TX
• Population (ZIP): 1,133

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · South Korea, Vietnam, Canada
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.64%
• Current HPI: 133.8611
• 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

+0.0% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $99,900 BCSRMLS
• 2026-04-29 Price Changed $125,000 BCSRMLS
• 2026-04-14 Price Changed $135,000 BCSRMLS
• 2026-02-19 Price Changed $145,000 BCSRMLS
• 2026-01-14 Price Changed $165,000 BCSRMLS
• 2025-12-12 Listed $175,000 BCSRMLS
• 2025-05-15 Sold (Public Records) $125,723 Public Records
• 2020-05-12 Sold (Public Records) — Public Records
• 2020-05-12 Sold (MLS) — NTREIS
• 2019-01-09 Listed $99,900 NTREIS
• 1989-11-09 Sold (Public Records) — Public Records

Property tax history

+15.6%/yr

Latest (2025): $3,572 · -0.1% YoY. Source: county tax records.