5 Griffith Ct · Terrell, TX 75160

$242,500

4 bd · 2.5 ba · 2,522 sqft · SingleFamily public records · 80 Days on market

Built 1996 0.39 ac lot $96/sqft · 33% below area Est $361k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors this property needs some TLC. Large oversized lot. Great floor plan and situated in the amazing community of Griffith Manor. This 4 bedroom 2 and a half bathroom residence is perfect for the growing family.

Key facts

• Floor plan
• Oversized lot
• 0.39 acre lot

Tags

• OVERSIZED LOT
• FLOOR PLAN
• COMMUNITY OF GRIFFITH MANOR

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (2.7% below list).
• Recommended offer: $191k (21.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.8% in Terrell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, schools F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 372 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 39% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $52k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,945 (21.3% 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. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 8.6

CMA / ARV

• ARV (median comp): $361,073
• List price: $242,500
• Delta: -32.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Pacific Ave	0.58mi	3/2.0 (-1)	2,549 (+1%)	2mo	$385,000	$151	62
110 Howard St	0.47mi	4/2.0	2,433 (-4%)	11mo	$284,999	$117	62
210 Elm Dr	0.43mi	4/2.0	2,382 (-6%)	9mo	$399,000	$168	61
204 Walnut St	0.31mi	3/2.5 (-1)	2,397 (-5%)	16mo	$349,000	$146	59
121 Redwood	0.75mi	5/2.5 (+1)	2,432 (-4%)	2mo	$314,900	$129	52
306 W Brin St	0.71mi	4/2.0	2,376 (-6%)	4mo	$299,900	$126	52
116 Laurel Trl N	0.64mi	4/3.0	2,490 (-1%)	20mo	$279,500	$112	50
102 Brookhollow Dr	0.64mi	4/3.0	2,443 (-3%)	19mo	$359,500	$147	47
119 Walnut St	0.29mi	4/2.0	2,228 (-12%)	22mo	$315,000	$141	47
100 W Damon St	0.54mi	4/2.0	2,220 (-12%)	12mo	$350,000	$158	43
310 Rash Ln	0.68mi	3/2.5 (-1)	2,192 (-13%)	6mo	$335,000	$153	37
1102 Griffith Ave	0.68mi	3/2.0 (-1)	2,173 (-14%)	6mo	$315,000	$145	33

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: -24.9%
• Equity multiple: 0.15×
• Total profit: $-57,553
• Equity at exit: $36,158

10-year hold

• IRR: -20.2%
• Equity multiple: -0.07×
• Total profit: $-72,709
• Equity at exit: $20,967

Cash invested: $67,900 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,272
• Tax from tax record: −$783 /mo · $9,390/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-292

Break-even live

Break-even rent $2,728

Max offer price $190,945

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Willow Creek Ln Terrell, TX	3.0	2.0	1801	$1,995	$1.11	44d	1	0.94mi
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,435	$1.28	1d	1	1.21mi
209 Southgate Dr Terrell, TX	4.0	2.5	2054	$2,535	$1.23	44d	1	1.22mi
408 Town North Dr Terrell, TX	4.0	3.0	2224	$2,199	$0.99	7d	1	1.30mi

Listing history 29 events

1. 2026-06-18
   days on market $242,500 Active 80 DOM
2. 2026-06-17
   days on market $242,500 Active 79 DOM
3. 2026-06-16
   days on market $242,500 Active 78 DOM
4. 2026-06-15
   days on market $242,500 Active 77 DOM
5. 2026-06-13
   days on market $242,500 Active 75 DOM
6. 2026-06-13
   days on market $242,500 Active 74 DOM
7. 2026-06-09
   days on market $242,500 Active 71 DOM
8. 2026-06-08
   days on market $242,500 Active 70 DOM
9. 2026-06-07
   days on market $242,500 Active 69 DOM
10. 2026-06-04
    days on market $242,500 Active 66 DOM
11. 2026-06-03
    days on market $242,500 Active 65 DOM
12. 2026-06-02
    days on market $242,500 Active 64 DOM
13. 2026-06-02
    price $242,500 Active 63 DOM
14. 2026-06-01
    days on market $257,500 Active 63 DOM
15. 2026-05-31
    days on market $257,500 Active 62 DOM
16. 2026-05-14
    price $257,500 216-char remark

    Show marketing remark (216 chars)

    Investors this property needs some TLC. Large oversized lot. Great floor plan and situated in the amazing community of Griffith Manor. This 4 bedroom 2 and a half bathroom residence is perfect for the growing family.

17. 2026-04-30
    price $265,000 216-char remark

    Show marketing remark (216 chars)

    Investors this property needs some TLC. Large oversized lot. Great floor plan and situated in the amazing community of Griffith Manor. This 4 bedroom 2 and a half bathroom residence is perfect for the growing family.

18. 2026-04-13
    price $287,400 216-char remark

    Show marketing remark (216 chars)

    Investors this property needs some TLC. Large oversized lot. Great floor plan and situated in the amazing community of Griffith Manor. This 4 bedroom 2 and a half bathroom residence is perfect for the growing family.

19. 2026-03-29
    listed $294,900 Active 216-char remark

    Show marketing remark (216 chars)

    Investors this property needs some TLC. Large oversized lot. Great floor plan and situated in the amazing community of Griffith Manor. This 4 bedroom 2 and a half bathroom residence is perfect for the growing family.

20. 2020-10-27
    soldstatus
21. 2020-10-26
    soldstatus Sold 750-char remark

    Show marketing remark (750 chars)

    Sought after neighborhood in Terrell! 5 Griffith Court is ready for a new family to make tons of memories! Downstairs boast a formal living room & dining area with wainscoting; you step into the kitchen w-updated granite countertops, ceramic tile backsplash, updated faucets, stainless steel appliances, breakfast bar overlooking the breakfast room; family room has wood paneling, wood burning fireplace-gas starter; half bath downstairs for guests; upstairs features Master bedroom w-two walkin closets, master bath w-jetted tub, sep. shower & 2 sinks; guest rooms are large w-good closet space; carpet in all bedrooms; nice wood floors & ceramic tile in bathrooms & kitchen; covered patio for morning coffee & sunsets!

22. 2020-10-08
    status Pending 750-char remark

    Show marketing remark (750 chars)

    Sought after neighborhood in Terrell! 5 Griffith Court is ready for a new family to make tons of memories! Downstairs boast a formal living room & dining area with wainscoting; you step into the kitchen w-updated granite countertops, ceramic tile backsplash, updated faucets, stainless steel appliances, breakfast bar overlooking the breakfast room; family room has wood paneling, wood burning fireplace-gas starter; half bath downstairs for guests; upstairs features Master bedroom w-two walkin closets, master bath w-jetted tub, sep. shower & 2 sinks; guest rooms are large w-good closet space; carpet in all bedrooms; nice wood floors & ceramic tile in bathrooms & kitchen; covered patio for morning coffee & sunsets!

23. 2020-09-24
    historical Active Option Contract 750-char remark

    Show marketing remark (750 chars)

    Sought after neighborhood in Terrell! 5 Griffith Court is ready for a new family to make tons of memories! Downstairs boast a formal living room & dining area with wainscoting; you step into the kitchen w-updated granite countertops, ceramic tile backsplash, updated faucets, stainless steel appliances, breakfast bar overlooking the breakfast room; family room has wood paneling, wood burning fireplace-gas starter; half bath downstairs for guests; upstairs features Master bedroom w-two walkin closets, master bath w-jetted tub, sep. shower & 2 sinks; guest rooms are large w-good closet space; carpet in all bedrooms; nice wood floors & ceramic tile in bathrooms & kitchen; covered patio for morning coffee & sunsets!

24. 2020-09-21
    listed $249,900 Active 750-char remark

    Show marketing remark (750 chars)

    Sought after neighborhood in Terrell! 5 Griffith Court is ready for a new family to make tons of memories! Downstairs boast a formal living room & dining area with wainscoting; you step into the kitchen w-updated granite countertops, ceramic tile backsplash, updated faucets, stainless steel appliances, breakfast bar overlooking the breakfast room; family room has wood paneling, wood burning fireplace-gas starter; half bath downstairs for guests; upstairs features Master bedroom w-two walkin closets, master bath w-jetted tub, sep. shower & 2 sinks; guest rooms are large w-good closet space; carpet in all bedrooms; nice wood floors & ceramic tile in bathrooms & kitchen; covered patio for morning coffee & sunsets!

25. 2019-08-30
    historical
26. 2019-06-25
    price $229,000
27. 2019-05-16
    price $239,000
28. 2019-03-29
    listed $245,000 Active
29. 1999-04-15
    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: $9,390 · $783/mo
• Projected year-2 tax: $9,390 · $783/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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $28,305
• − Mortgage interest: −$13,584
• − Property taxes: −$9,390
• − Insurance: −$1,212
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$7,055
• Taxable loss: −$7,465
• Est. tax savings @ 24.0%: +$1,792
• After-tax cash flow: $-1,711/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• 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

+5.1% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $257,500 NTREIS
• 2026-04-30 Price Changed $265,000 NTREIS
• 2026-04-13 Price Changed $287,400 NTREIS
• 2026-03-29 Listed $294,900 NTREIS
• 2020-10-27 Sold (Public Records) — Public Records
• 2020-10-26 Sold (MLS) — NTREIS
• 2020-10-08 Pending — NTREIS
• 2020-09-24 Contingent — NTREIS
• 2020-09-21 Listed $249,900 NTREIS
• 2019-08-30 Listing Removed — NTREIS
• 2019-06-25 Price Changed $229,000 NTREIS
• 2019-05-16 Price Changed $239,000 NTREIS
• 2019-03-29 Listed $245,000 NTREIS
• 1999-04-15 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $9,390 · +1.4% YoY. Source: county tax records.