1101 N Fulton St · Marshall, TX 75670

$124,995

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 218 Days on market

Built 1920 4,008 sqft lot $86/sqft · 82% above area ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATE SELLER ALL OFFERS CONSIDERED!! This adorable home was built around 1920 and has just been completely remodeled! It sits on a great corner lot with easy access to US Hwy 80 and downtown Marshall. You’ll love the front screened porch, all the natural light that fills each room, and the spacious layout. There’s a cozy breakfast nook in the kitchen — and the dining room nearby is perfect for family get-togethers. Don’t wait — schedule your appointment today and make this home yours!

Key facts

• Cozy breakfast nook
• Front screened porch
• Corner lot

Tags

• CORNER LOT
• FRONT SCREENED PORCH
• COZY BREAKFAST NOOK
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: schools F, amenities F, commute 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.
• Market conditions: 144 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 41% of the median local income ($42k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $68,824
• List price: $124,995
• Delta: 81.61%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Texas St	0.56mi	3/1.5	1,524 (+5%)	20mo	$130,000	$85	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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,348
• Equity at exit: $18,637

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $28,963
• Equity at exit: $10,807

Cash invested: $34,999 (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 75670

• Home prices YoY: -33.8%
• Active inventory: 144
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $339

Break-even live

Break-even rent $1,028

Max offer price $124,995

Occupancy floor 72%

Sensitivity live

Price	-10% $410	-5% $375	+0% $339	+5% $304	+10% $269
Rent	-10% $224	-5% $282	+0% $339	+5% $397	+10% $454
Rate	-1.0pp $402	-0.5pp $371	base $339	+0.5pp $307	+1.0pp $274

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: $31,249
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Elm St Marshall, TX	3.0	1.0	1439	$1,662	$1.15	45d	1	0.91mi
1101 James Farmer St Marshall, TX	4.0	2.0	1350	$1,650	$1.22	14d	1	1.13mi
2707 Norwood St Marshall, TX	1.0–3.0	1.0–2.0	971	$1,290	$1.33	14d	16	1.33mi

Listing history 23 events

1. 2026-06-17
   status $124,995 Pending 218 DOM
2. 2026-06-17
   days on market $124,995 Active 218 DOM
3. 2026-06-16
   days on market $124,995 Active 217 DOM
4. 2026-06-15
   days on market $124,995 Active 216 DOM
5. 2026-06-14
   days on market $124,995 Active 214 DOM
6. 2026-06-13
   days on market $124,995 Active 213 DOM
7. 2026-06-10
   days on market $124,995 Active 211 DOM
8. 2026-06-09
   days on market $124,995 Active 210 DOM
9. 2026-06-08
   days on market $124,995 Active 209 DOM
10. 2026-06-07
    days on market $124,995 Active 208 DOM
11. 2026-06-02
    days on market $124,995 Active 203 DOM
12. 2026-06-01
    days on market $124,995 Active 202 DOM
13. 2026-05-31
    days on market $124,995 Active 201 DOM
14. 2026-05-30
    days on market $124,995 Active 200 DOM
15. 2026-05-12
    status Active 523-char remark

    Show marketing remark (523 chars)

    MOTIVATE SELLER ALL OFFERS CONSIDERED!! This adorable home was built around 1920 and has just been completely remodeled! It sits on a great corner lot with easy access to US Hwy 80 and downtown Marshall. You’ll love the front screened porch, all the natural light that fills each room, and the spacious layout. There’s a cozy breakfast nook in the kitchen — and the dining room nearby is perfect for family get-togethers. Don’t wait — schedule your appointment today and make this home yours!

16. 2026-04-29
    price $124,995 523-char remark

    Show marketing remark (523 chars)

    MOTIVATE SELLER ALL OFFERS CONSIDERED!! This adorable home was built around 1920 and has just been completely remodeled! It sits on a great corner lot with easy access to US Hwy 80 and downtown Marshall. You’ll love the front screened porch, all the natural light that fills each room, and the spacious layout. There’s a cozy breakfast nook in the kitchen — and the dining room nearby is perfect for family get-togethers. Don’t wait — schedule your appointment today and make this home yours!

17. 2026-04-23
    price $129,500 523-char remark

    Show marketing remark (523 chars)

    MOTIVATE SELLER ALL OFFERS CONSIDERED!! This adorable home was built around 1920 and has just been completely remodeled! It sits on a great corner lot with easy access to US Hwy 80 and downtown Marshall. You’ll love the front screened porch, all the natural light that fills each room, and the spacious layout. There’s a cozy breakfast nook in the kitchen — and the dining room nearby is perfect for family get-togethers. Don’t wait — schedule your appointment today and make this home yours!

18. 2026-03-23
    price $129,995 523-char remark

    Show marketing remark (523 chars)

    MOTIVATE SELLER ALL OFFERS CONSIDERED!! This adorable home was built around 1920 and has just been completely remodeled! It sits on a great corner lot with easy access to US Hwy 80 and downtown Marshall. You’ll love the front screened porch, all the natural light that fills each room, and the spacious layout. There’s a cozy breakfast nook in the kitchen — and the dining room nearby is perfect for family get-togethers. Don’t wait — schedule your appointment today and make this home yours!

19. 2026-02-18
    price $134,900 523-char remark

    Show marketing remark (523 chars)

    MOTIVATE SELLER ALL OFFERS CONSIDERED!! This adorable home was built around 1920 and has just been completely remodeled! It sits on a great corner lot with easy access to US Hwy 80 and downtown Marshall. You’ll love the front screened porch, all the natural light that fills each room, and the spacious layout. There’s a cozy breakfast nook in the kitchen — and the dining room nearby is perfect for family get-togethers. Don’t wait — schedule your appointment today and make this home yours!

20. 2026-01-09
    price $138,000 523-char remark

    Show marketing remark (523 chars)

    MOTIVATE SELLER ALL OFFERS CONSIDERED!! This adorable home was built around 1920 and has just been completely remodeled! It sits on a great corner lot with easy access to US Hwy 80 and downtown Marshall. You’ll love the front screened porch, all the natural light that fills each room, and the spacious layout. There’s a cozy breakfast nook in the kitchen — and the dining room nearby is perfect for family get-togethers. Don’t wait — schedule your appointment today and make this home yours!

21. 2025-11-10
    listed $139,000 Active 523-char remark

    Show marketing remark (523 chars)

    MOTIVATE SELLER ALL OFFERS CONSIDERED!! This adorable home was built around 1920 and has just been completely remodeled! It sits on a great corner lot with easy access to US Hwy 80 and downtown Marshall. You’ll love the front screened porch, all the natural light that fills each room, and the spacious layout. There’s a cozy breakfast nook in the kitchen — and the dining room nearby is perfect for family get-togethers. Don’t wait — schedule your appointment today and make this home yours!

22. 2020-01-31
    soldstatus
23. 2005-03-24
    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: $1,255 · $105/mo
• Projected year-2 tax: $2,287 · $191/mo
• Expected delta: +$1,033/yr (+$86/mo · 82.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $17,490
• − Mortgage interest: −$7,002
• − Property taxes: −$1,255
• − Insurance: −$625
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$3,636
• Taxable income: $2,174
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $3,550/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
• County: Harrison County · 18,670 people
• City population: 18,670
• Metro: Longview, TX
• Population (ZIP): 18,670
• Household income: $42,386
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 598.0

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 0.67)
• Race & ethnicity: Black 39% White 35% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▼ -51.33%
• Current HPI: 100.3741
• Rent YoY: —
• Metro: Longview, 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

-10.1% since first listed

9 events — show timeline

• 2026-05-12 Relisted — LAAR
• 2026-04-29 Price Changed $124,995 LAAR
• 2026-04-23 Price Changed $129,500 LAAR
• 2026-03-23 Price Changed $129,995 LAAR
• 2026-02-18 Price Changed $134,900 LAAR
• 2026-01-09 Price Changed $138,000 LAAR
• 2025-11-10 Listed $139,000 LAAR
• 2020-01-31 Sold (Public Records) — Public Records
• 2005-03-24 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,255 · +18.9% YoY. Source: county tax records.