212 Smith St · Henderson, TX 75654

$209,500

3 bd · 1.0 ba · 1,637 sqft · SingleFamily public records · 67 Days on market

Built 1948 10,498 sqft lot $128/sqft · 22% below area Est $269k · 22% 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
• Appreciation +10.0/10.0
• Cash flow +5.1/30.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This might just be the cutest house in town! Charming, updated, and full of character—this beautiful home in the heart of downtown truly has it all. Featuring 3 spacious bedrooms and a beautifully updated bathroom, this property blends timeless charm with modern upgrades. Step inside to find fresh interior paint, gorgeous hardwood floors, and original French doors that add a touch of classic elegance. The inviting living area is anchored by a cozy wood-burning fireplace, while unique chandeliers throughout the home create a warm and stylish ambiance. The kitchen is equipped with a new dishwasher and updated hardware, making everyday living both functional and enjoyable. You’ll also appreciate the abundance of storage throughout the home, along with thoughtful updates like new ceiling fans and a recently leveled foundation for added peace of mind. Step outside to a large covered back porch—perfect for entertaining, relaxing, or enjoying evenings outdoors. The beautifully landscaped yard, paved carport, and spacious layout make outdoor living just as enjoyable as the inside. Need extra space? The large hobby workshop and decked attic provide endless possibilities for projects, storage, or creative use. Located in an incredible central downtown location, this home offers easy access to shopping, dining, and everything the area has to offer. With so many updates and upgrades already done, this one is truly move-in ready—don’t miss your chance to make it yours!

Key facts

• French doors
• Unique chandeliers
• New dishwasher

Tags

• UPDATED BATHROOM
• HARDWOOD FLOORS
• FRENCH DOORS
• WOOD-BURNING FIREPLACE
• UNIQUE CHANDELIERS
• NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (41.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (41.3% below list).
• Recommended offer: $123k (41.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#408 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Henderson ISD (town): math 30% / reading 35% proficiency, ranked #573 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William E Wylie El (math 31% / reading 39%, grade F, #1,965 of 4,322 statewide, top 46%, 671 students, 66% FRL); Henderson Middle (math 29% / reading 33%, grade F, #1,015 of 1,662 statewide, top 62%, 785 students, 58% FRL); Henderson H S (math 39% / reading 53%, grade D-, #627 of 1,632 statewide, top 38%, 1,042 students, 60% FRL).
• Market conditions: 179 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $122,958 (41.3% 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 67 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.59% ✗
• Cap rate: 3.50%
• Cash-on-cash: -9.99%
• DSCR: 0.56
• GRM: 14.2

CMA / ARV

• ARV (median comp): $269,290
• List price: $209,500
• Delta: -22.20%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119 S Main St	0.19mi	3/2.0	1,652 (+1%)	8mo	$224,000	$136	79

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $83,022
• Equity at exit: $188,734

10-year hold

• IRR: 16.3%
• Equity multiple: 5.59×
• Total profit: $268,996
• Equity at exit: $407,012

Cash invested: $58,660 (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 75654

• Home prices YoY: 7.8%
• Active inventory: 179
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$1,099
• Tax from tax record: −$274 /mo · $3,286/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-488

Break-even live

Break-even rent $1,848

Max offer price $123,230

Occupancy floor —

Sensitivity live

Price	-10% $-370	-5% $-429	+0% $-488	+5% $-548	+10% $-607
Rent	-10% $-585	-5% $-537	+0% $-488	+5% $-440	+10% $-391
Rate	-1.0pp $-383	-0.5pp $-435	base $-488	+0.5pp $-543	+1.0pp $-598

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $209,500 Active 67 DOM
2. 2026-06-19
   days on market $209,500 Active 65 DOM
3. 2026-06-18
   days on market $209,500 Active 64 DOM
4. 2026-06-17
   days on market $209,500 Active 63 DOM
5. 2026-06-17
   price $209,500 Active 62 DOM
6. 2026-06-16
   days on market $214,000 Active 62 DOM
7. 2026-06-15
   days on market $214,000 Active 61 DOM
8. 2026-06-14
   days on market $214,000 Active 59 DOM
9. 2026-06-13
   days on market $214,000 Active 58 DOM
10. 2026-06-10
    days on market $214,000 Active 56 DOM
11. 2026-06-09
    days on market $214,000 Active 55 DOM
12. 2026-06-09
    price $214,000 Active 54 DOM
13. 2026-06-08
    days on market $219,000 Active 54 DOM
14. 2026-06-07
    days on market $219,000 Active 53 DOM
15. 2026-06-02
    days on market $219,000 Active 48 DOM
16. 2026-06-01
    days on market $219,000 Active 47 DOM
17. 2026-05-31
    days on market $219,000 Active 46 DOM
18. 2026-05-30
    days on market $219,000 Active 45 DOM
19. 2026-05-06
    price $219,000 1510-char remark

    Show marketing remark (1510 chars)

    This might just be the cutest house in town! Charming, updated, and full of character—this beautiful home in the heart of downtown truly has it all. Featuring 3 spacious bedrooms and a beautifully updated bathroom, this property blends timeless charm with modern upgrades. Step inside to find fresh interior paint, gorgeous hardwood floors, and original French doors that add a touch of classic elegance. The inviting living area is anchored by a cozy wood-burning fireplace, while unique chandeliers throughout the home create a warm and stylish ambiance. The kitchen is equipped with a new dishwasher and updated hardware, making everyday living both functional and enjoyable. You’ll also appreciate the abundance of storage throughout the home, along with thoughtful updates like new ceiling fans and a recently leveled foundation for added peace of mind. Step outside to a large covered back porch—perfect for entertaining, relaxing, or enjoying evenings outdoors. The beautifully landscaped yard, paved carport, and spacious layout make outdoor living just as enjoyable as the inside. Need extra space? The large hobby workshop and decked attic provide endless possibilities for projects, storage, or creative use. Located in an incredible central downtown location, this home offers easy access to shopping, dining, and everything the area has to offer. With so many updates and upgrades already done, this one is truly move-in ready—don’t miss your chance to make it yours!

20. 2026-04-30
    historical
21. 2026-04-16
    listed $224,000 Active
22. 2026-04-15
    listed $224,000 Active 1510-char remark

    Show marketing remark (1510 chars)

    This might just be the cutest house in town! Charming, updated, and full of character—this beautiful home in the heart of downtown truly has it all. Featuring 3 spacious bedrooms and a beautifully updated bathroom, this property blends timeless charm with modern upgrades. Step inside to find fresh interior paint, gorgeous hardwood floors, and original French doors that add a touch of classic elegance. The inviting living area is anchored by a cozy wood-burning fireplace, while unique chandeliers throughout the home create a warm and stylish ambiance. The kitchen is equipped with a new dishwasher and updated hardware, making everyday living both functional and enjoyable. You’ll also appreciate the abundance of storage throughout the home, along with thoughtful updates like new ceiling fans and a recently leveled foundation for added peace of mind. Step outside to a large covered back porch—perfect for entertaining, relaxing, or enjoying evenings outdoors. The beautifully landscaped yard, paved carport, and spacious layout make outdoor living just as enjoyable as the inside. Need extra space? The large hobby workshop and decked attic provide endless possibilities for projects, storage, or creative use. Located in an incredible central downtown location, this home offers easy access to shopping, dining, and everything the area has to offer. With so many updates and upgrades already done, this one is truly move-in ready—don’t miss your chance to make it yours!

23. 2022-12-30
    soldstatus
24. 2022-12-28
    soldstatus
25. 2022-11-28
    listed $179,900
26. 2016-08-01
    soldstatus
27. 2009-06-29
    soldstatus
28. 1994-09-26
    soldstatus
29. 1987-05-06
    soldstatus
30. 1981-12-28
    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: $3,286 · $274/mo
• Projected year-2 tax: $3,834 · $319/mo
• Expected delta: +$548/yr (+$46/mo · 16.7%)

ⓘ 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 68% 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: $14,755
• − Mortgage interest: −$11,735
• − Property taxes: −$3,286
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$6,095
• Taxable loss: −$9,769
• Est. tax savings @ 24.0%: +$2,344
• After-tax cash flow: $-3,516/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: Henderson ISD
• NCES district ID: 4822970
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $46,296
• Composite: 27.91/100
• National rank: #6868
• State rank: #573 of 826 in TX

Livability — Henderson

• Score: 69/100
• State rank: #408
• US rank: #8434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, TX
• Population (ZIP): 12,184

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 16% Black 7%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.83%
• Current HPI: 397.5
• 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

+21.7% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $219,000 GTAR
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-16 Listed $224,000 NTREIS
• 2026-04-15 Listed $224,000 GTAR
• 2022-12-30 Sold (Public Records) — Public Records
• 2022-12-28 Sold (MLS) — GTAR
• 2022-11-28 Listed $179,900 GTAR
• 2016-08-01 Sold (Public Records) — Public Records
• 2009-06-29 Sold (Public Records) — Public Records
• 1994-09-26 Sold (Public Records) — Public Records
• 1987-05-06 Sold (Public Records) — Public Records
• 1981-12-28 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,286 · -7.9% YoY. Source: county tax records.