4010 Karnack Hwy · Marshall, TX 75672

$79,000

3 bd · 2.0 ba · 1,732 sqft · SingleFamily public records · 69 Days on market

Built 1950 1.92 ac lot $46/sqft · 53% below area ↓ 4% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh on the market! 3 bedroom home in Marshall is located within the city limits, yet sits on nearly 2 acres, giving you that peaceful country feel with the convenience of town just 2 minutes away. Enjoy 1.92 acres of usable land—perfect for gardening, cattle, chickens, or horses. Inside, you’ll find 3 bedrooms, 2 bathrooms, additional space for a game room and 1,732 square feet of comfortable living space, offering plenty of room for your family. Bring your tool belt and make this great property shine again.

Key facts

• 1.92 acre lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 4.5% in Marshall — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — 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.
• Zoned schools: Marshall J H (math 30% / reading 27%, grade F, #1,122 of 1,662 statewide, top 69%, 1,105 students, 76% FRL).
• Market conditions: 175 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.88% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.95%
• DSCR: 2.33
• GRM: 4.4

CMA / ARV

• ARV (median comp): $167,300
• List price: $79,000
• Delta: -52.78%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.01×
• Total profit: $22,430
• Equity at exit: $11,779

10-year hold

• IRR: 32.4%
• Equity multiple: 3.94×
• Total profit: $65,082
• Equity at exit: $6,830

Cash invested: $22,120 (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 75672

• Active inventory: 175
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $552

Break-even live

Break-even rent $783

Max offer price $79,000

Occupancy floor 58%

Sensitivity live

Price	-10% $597	-5% $574	+0% $552	+5% $530	+10% $507
Rent	-10% $435	-5% $494	+0% $552	+5% $611	+10% $669
Rate	-1.0pp $592	-0.5pp $572	base $552	+0.5pp $532	+1.0pp $511

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $79,000 Active 69 DOM
2. 2026-06-18
   days on market $79,000 Active 68 DOM
3. 2026-06-17
   days on market $79,000 Active 67 DOM
4. 2026-06-16
   days on market $79,000 Active 66 DOM
5. 2026-06-15
   days on market $79,000 Active 65 DOM
6. 2026-06-14
   days on market $79,000 Active 63 DOM
7. 2026-06-13
   days on market $79,000 Active 62 DOM
8. 2026-06-10
   days on market $79,000 Active 60 DOM
9. 2026-06-09
   days on market $79,000 Active 59 DOM
10. 2026-06-08
    days on market $79,000 Active 58 DOM
11. 2026-06-07
    days on market $79,000 Active 57 DOM
12. 2026-06-03
    price $79,000 Active 52 DOM
13. 2026-06-02
    days on market $85,000 Active 52 DOM
14. 2026-06-01
    days on market $85,000 Active 51 DOM
15. 2026-05-31
    days on market $85,000 Active 50 DOM
16. 2026-05-30
    days on market $85,000 Active 49 DOM
17. 2026-05-04
    status Active 527-char remark

    Show marketing remark (527 chars)

    Fresh on the market! 3 bedroom home in Marshall is located within the city limits, yet sits on nearly 2 acres, giving you that peaceful country feel with the convenience of town just 2 minutes away. Enjoy 1.92 acres of usable land—perfect for gardening, cattle, chickens, or horses. Inside, you’ll find 3 bedrooms, 2 bathrooms, additional space for a game room and 1,732 square feet of comfortable living space, offering plenty of room for your family. Bring your tool belt and make this great property shine again.

18. 2026-05-01
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Fresh on the market! 3 bedroom home in Marshall is located within the city limits, yet sits on nearly 2 acres, giving you that peaceful country feel with the convenience of town just 2 minutes away. Enjoy 1.92 acres of usable land—perfect for gardening, cattle, chickens, or horses. Inside, you’ll find 3 bedrooms, 2 bathrooms, additional space for a game room and 1,732 square feet of comfortable living space, offering plenty of room for your family. Bring your tool belt and make this great property shine again.

19. 2026-04-28
    price $90,950 527-char remark

    Show marketing remark (527 chars)

    Fresh on the market! 3 bedroom home in Marshall is located within the city limits, yet sits on nearly 2 acres, giving you that peaceful country feel with the convenience of town just 2 minutes away. Enjoy 1.92 acres of usable land—perfect for gardening, cattle, chickens, or horses. Inside, you’ll find 3 bedrooms, 2 bathrooms, additional space for a game room and 1,732 square feet of comfortable living space, offering plenty of room for your family. Bring your tool belt and make this great property shine again.

20. 2026-04-08
    listed $94,950 Active 527-char remark

    Show marketing remark (527 chars)

    Fresh on the market! 3 bedroom home in Marshall is located within the city limits, yet sits on nearly 2 acres, giving you that peaceful country feel with the convenience of town just 2 minutes away. Enjoy 1.92 acres of usable land—perfect for gardening, cattle, chickens, or horses. Inside, you’ll find 3 bedrooms, 2 bathrooms, additional space for a game room and 1,732 square feet of comfortable living space, offering plenty of room for your family. Bring your tool belt and make this great property shine again.

21. 2016-06-08
    soldstatus
22. 2016-04-28
    soldstatus
23. 2007-12-17
    soldstatus
24. 2004-06-15
    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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,777
• − Mortgage interest: −$4,425
• − Property taxes: −$2,052
• − Insurance: −$395
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,298
• Taxable income: $5,762
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $5,242/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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, TX
• City population: 18,670
• Population (ZIP): 16,636

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 13% Two or more races 9%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.59%
• Current HPI: 140.8166
• 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

-4.2% since first listed

8 events — show timeline

• 2026-05-04 Relisted — NTREIS
• 2026-05-01 Pending — NTREIS
• 2026-04-28 Price Changed $90,950 NTREIS
• 2026-04-08 Listed $94,950 NTREIS
• 2016-06-08 Sold (Public Records) — Public Records
• 2016-04-28 Sold (Public Records) — Public Records
• 2007-12-17 Sold (Public Records) — Public Records
• 2004-06-15 Sold (Public Records) — Public Records

Property tax history

-2.0%/yr

Latest (2025): $2,052 · +9.0% YoY. Source: county tax records.