201 Killough St · Newark, TX 76071

$169,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 53 Days on market

Built 1960 0.49 ac lot $169/sqft · 6% below area Est $180k · 6% 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).

• Cash flow +11.2/30.0
• ARV discount +10.2/15.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• DSCR +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country cottage with half acre lot, just what you've been dreaming of! This cute home is complete with each bedroom including ensuite bathrooms and large closet space. Kitchen and living are open concept with an island for dining and a built-in coffee bar. If you've been wanting the outdoor space for fun and a workshop for your hobbies, well here it is! 30x30 workshop with an enclosed office-hobby room with electricity and AC. A playhouse built under the huge tree and a pergola for you to enjoy your morning coffee or evening beverage! Fruit trees and giant yard space for the garden or play space you want. Come see this home and make it your own!

Key facts

• Quiet cul-de-sac
• Gazebo
• Treehouse

Tags

• SPACIOUS LOT
• MATURE TREES
• LARGE SHOP
• GAZEBO
• TREEHOUSE
• QUIET CUL-DE-SAC

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached
• Construction: Shingle roof; Built in 1960
• Exterior features: Covered patio/front porch; Gazebo; Workshop; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Granite counters
• Bedrooms: 2 bedrooms; Primary bedroom with walk-in closet (main level)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Granite counters; High-speed internet available; One living area; One dining area; Room count: 2
• Laundry & utility: Utility room; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-64 ($-762/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (5.9% below list).
• Recommended offer: $158k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.2% in Newark — 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 52/100 on livability (#1,448 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D+, health & safety D+, amenities F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Seven Hills El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 667 students, 48% FRL) — zoned schools average 48% FRL vs 22% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Northwest ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 80 active listings in the ZIP; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) 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.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,777 (6.6% 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 53 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.94% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 8.9

CMA / ARV

• ARV (median comp): $179,859
• List price: $169,000
• Delta: -6.04%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Pettit Dr	0.37mi	3/2.0 (+1)	1,008 (+1%)	5mo	$199,000	$197	68
505 Mc Canne St	0.22mi	1/1.5 (-1)	896 (-10%)	22mo	$155,000	$173	47

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-31,314
• Equity at exit: $25,198

10-year hold

• IRR: -11.2%
• Equity multiple: 0.32×
• Total profit: $-32,001
• Equity at exit: $14,612

Cash invested: $47,320 (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 76071

• Home prices YoY: -19.1%
• Active inventory: 80
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$363 /mo · $4,359/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-64

Break-even live

Break-even rent $1,671

Max offer price $157,777

Occupancy floor 99%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $169,000 Active 53 DOM
2. 2026-06-17
   days on market $169,000 Active 52 DOM
3. 2026-06-16
   days on market $169,000 Active 51 DOM
4. 2026-06-15
   days on market $169,000 Active 50 DOM
5. 2026-06-13
   days on market $169,000 Active 48 DOM
6. 2026-06-09
   days on market $169,000 Active 44 DOM
7. 2026-06-08
   days on market $169,000 Active 43 DOM
8. 2026-06-07
   days on market $169,000 Active 42 DOM
9. 2026-06-04
   days on market $169,000 Active 39 DOM
10. 2026-06-03
    days on market $169,000 Active 38 DOM
11. 2026-06-02
    days on market $169,000 Active 37 DOM
12. 2026-06-01
    days on market $169,000 Active 36 DOM
13. 2026-05-31
    days on market $169,000 Active 35 DOM
14. 2026-04-25
    listed $179,000 Active 791-char remark
15. 2020-10-15
    soldstatus
16. 2020-10-14
    soldstatus Sold 653-char remark

    Show marketing remark (653 chars)

    Country cottage with half acre lot, just what you've been dreaming of! This cute home is complete with each bedroom including ensuite bathrooms and large closet space. Kitchen and living are open concept with an island for dining and a built-in coffee bar. If you've been wanting the outdoor space for fun and a workshop for your hobbies, well here it is! 30x30 workshop with an enclosed office-hobby room with electricity and AC. A playhouse built under the huge tree and a pergola for you to enjoy your morning coffee or evening beverage! Fruit trees and giant yard space for the garden or play space you want. Come see this home and make it your own!

17. 2020-10-01
    status Pending 653-char remark

    Show marketing remark (653 chars)

    Country cottage with half acre lot, just what you've been dreaming of! This cute home is complete with each bedroom including ensuite bathrooms and large closet space. Kitchen and living are open concept with an island for dining and a built-in coffee bar. If you've been wanting the outdoor space for fun and a workshop for your hobbies, well here it is! 30x30 workshop with an enclosed office-hobby room with electricity and AC. A playhouse built under the huge tree and a pergola for you to enjoy your morning coffee or evening beverage! Fruit trees and giant yard space for the garden or play space you want. Come see this home and make it your own!

18. 2020-09-10
    historical Active Option Contract 653-char remark

    Show marketing remark (653 chars)

    Country cottage with half acre lot, just what you've been dreaming of! This cute home is complete with each bedroom including ensuite bathrooms and large closet space. Kitchen and living are open concept with an island for dining and a built-in coffee bar. If you've been wanting the outdoor space for fun and a workshop for your hobbies, well here it is! 30x30 workshop with an enclosed office-hobby room with electricity and AC. A playhouse built under the huge tree and a pergola for you to enjoy your morning coffee or evening beverage! Fruit trees and giant yard space for the garden or play space you want. Come see this home and make it your own!

19. 2020-08-23
    listed $185,000 Active 653-char remark

    Show marketing remark (653 chars)

    Country cottage with half acre lot, just what you've been dreaming of! This cute home is complete with each bedroom including ensuite bathrooms and large closet space. Kitchen and living are open concept with an island for dining and a built-in coffee bar. If you've been wanting the outdoor space for fun and a workshop for your hobbies, well here it is! 30x30 workshop with an enclosed office-hobby room with electricity and AC. A playhouse built under the huge tree and a pergola for you to enjoy your morning coffee or evening beverage! Fruit trees and giant yard space for the garden or play space you want. Come see this home and make it your own!

20. 2017-07-26
    soldstatus
21. 2017-07-21
    soldstatus Sold

    Show marketing remark (403 chars)

    This is an absolute doll house that includes a beautiful yard, workshop, lovely gazebo and a precious treehouse! Many upgrades including granite in kitchen with tile backsplash, tiled tubs and shower. Large walk-in closets and ample size laundry room with folding area. Gorgeous crown molding. Workshop has sliding door and air conditioned craft room. Many fruit trees. French drains around the house. ;

22. 2017-06-24
    status Pending

    Show marketing remark (403 chars)

    This is an absolute doll house that includes a beautiful yard, workshop, lovely gazebo and a precious treehouse! Many upgrades including granite in kitchen with tile backsplash, tiled tubs and shower. Large walk-in closets and ample size laundry room with folding area. Gorgeous crown molding. Workshop has sliding door and air conditioned craft room. Many fruit trees. French drains around the house. ;

23. 2017-06-19
    historical Active Option Contract

    Show marketing remark (403 chars)

    This is an absolute doll house that includes a beautiful yard, workshop, lovely gazebo and a precious treehouse! Many upgrades including granite in kitchen with tile backsplash, tiled tubs and shower. Large walk-in closets and ample size laundry room with folding area. Gorgeous crown molding. Workshop has sliding door and air conditioned craft room. Many fruit trees. French drains around the house. ;

24. 2017-06-16
    listed $125,000 Active

    Show marketing remark (403 chars)

    This is an absolute doll house that includes a beautiful yard, workshop, lovely gazebo and a precious treehouse! Many upgrades including granite in kitchen with tile backsplash, tiled tubs and shower. Large walk-in closets and ample size laundry room with folding area. Gorgeous crown molding. Workshop has sliding door and air conditioned craft room. Many fruit trees. French drains around the house. ;

25. 2015-10-07
    soldstatus
26. 2015-10-05
    soldstatus Sold
27. 2015-09-11
    status Pending
28. 2015-08-31
    historical Active Option Contract
29. 2015-08-26
    listed $97,000 Active
30. 2010-05-21
    soldstatus
31. 2010-04-30
    historical
32. 2010-04-20
    listed $27,000
33. 2003-01-07
    soldstatus
34. 2002-11-21
    historical
35. 2002-10-10
    listed $67,900
36. 2001-01-05
    soldstatus
37. 1993-11-12
    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: $4,359 · $363/mo
• Projected year-2 tax: $4,359 · $363/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,084
• − Mortgage interest: −$9,467
• − Property taxes: −$4,359
• − Insurance: −$845
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,916
• Taxable loss: −$3,556
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $91/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Newark

• Score: 52/100
• State rank: #1448
• US rank: #24778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, TX
• County: Wise County · 49,037 people
• City population: 5,159
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 5,159
• Household income: $101,989
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 31.0

Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.62%
• Current HPI: 201.8868
• 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

+148.9% since first listed

25 events — show timeline

• 2026-05-21 Price Changed $169,000 NTREIS
• 2026-04-25 Listed $179,000 NTREIS
• 2020-10-15 Sold (Public Records) — Public Records
• 2020-10-14 Sold (MLS) — NTREIS
• 2020-10-01 Pending — NTREIS
• 2020-09-10 Contingent — NTREIS
• 2020-08-23 Listed $185,000 NTREIS
• 2017-07-26 Sold (Public Records) — Public Records
• 2017-07-21 Sold (MLS) — NTREIS
• 2017-06-24 Pending — NTREIS
• 2017-06-19 Contingent — NTREIS
• 2017-06-16 Listed $125,000 NTREIS
• 2015-10-07 Sold (Public Records) — Public Records
• 2015-10-05 Sold (MLS) — NTREIS
• 2015-09-11 Pending — NTREIS
• 2015-08-31 Contingent — NTREIS
• 2015-08-26 Listed $97,000 NTREIS
• 2010-05-21 Sold (MLS) — NTREIS
• 2010-04-30 Listing Removed — NTREIS
• 2010-04-20 Listed $27,000 NTREIS
• 2003-01-07 Sold (Public Records) — Public Records
• 2002-11-21 Listing Removed — NTREIS
• 2002-10-10 Listed $67,900 NTREIS
• 2001-01-05 Sold (Public Records) — Public Records
• 1993-11-12 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,359 · +19.3% YoY. Source: county tax records.