107 Grant St · Smyer, TX 79367

$110,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 117 Days on market

Built 2010 Good condition 0.32 ac lot ↓ 7% 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Appreciation +5.4/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to 107 Grant Street in Smyer, TX — a beautifully updated 3-bedroom, 2-bath home sitting on a spacious double lot with small-town charm and room to grow. You'll love the quiet street, large yard, and inviting covered front porch that make this property feel like home from the start. Inside, the home offers brand-new luxury vinyl flooring, a large eat-in kitchen with an island, and an open-concept living area that feels bright and welcoming. The isolated primary suite includes a walk-in shower, new vanity, and new toilet. Recent updates also include new faucets, a new water heater, and a brand-new roof. Step outside to a spacious backyard deck that is perfect for entertaining, relaxing, or enjoying the extra outdoor space. With room for pets, a garden, or even a future shop, plus a 4-car carport and public utilities, this property offers both comfort and flexibility. Seller financing available. Contact listing agent for terms and details.

Key facts

• Covered front porch
• Large eat-in kitchen
• Double lot

Tags

• DOUBLE LOT
• COVERED FRONT PORCH
• LUXURY VINYL FLOORING
• LARGE EAT-IN KITCHEN
• OPEN-CONCEPT LIVING AREA
• ISOLATED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $66 ($787/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#581 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime F.
• Smyer ISD (rural): math 49% / reading 47% proficiency, ranked #206 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $951 appreciation (0.9% local appreciation)).
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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?
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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.18×
• Total profit: $5,599
• Equity at exit: $36,777

10-year hold

• IRR: 8.2%
• Equity multiple: 1.99×
• Total profit: $30,403
• Equity at exit: $48,279

Cash invested: $30,800 (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 79367

• Home prices YoY: 0.9%
• Active inventory: 11
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $66

Break-even live

Break-even rent $1,121

Max offer price $110,000

Occupancy floor 90%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   status $110,000 Pending 117 DOM
2. 2026-06-15
   days on market $110,000 Active 117 DOM
3. 2026-06-14
   days on market $110,000 Active 115 DOM
4. 2026-06-10
   days on market $110,000 Active 112 DOM
5. 2026-06-09
   days on market $110,000 Active 111 DOM
6. 2026-06-08
   days on market $110,000 Active 110 DOM
7. 2026-06-07
   days on market $110,000 Active 109 DOM
8. 2026-06-03
   days on market $110,000 Active 105 DOM
9. 2026-06-02
   days on market $110,000 Active 104 DOM
10. 2026-06-01
    days on market $110,000 Active 103 DOM
11. 2026-05-31
    days on market $110,000 Active 102 DOM
12. 2026-05-30
    days on market $110,000 Active 101 DOM
13. 2026-05-13
    price $139,999 964-char remark

    Show marketing remark (964 chars)

    Welcome to 107 Grant Street in Smyer, TX — a beautifully updated 3-bedroom, 2-bath home sitting on a spacious double lot with small-town charm and room to grow. You'll love the quiet street, large yard, and inviting covered front porch that make this property feel like home from the start. Inside, the home offers brand-new luxury vinyl flooring, a large eat-in kitchen with an island, and an open-concept living area that feels bright and welcoming. The isolated primary suite includes a walk-in shower, new vanity, and new toilet. Recent updates also include new faucets, a new water heater, and a brand-new roof. Step outside to a spacious backyard deck that is perfect for entertaining, relaxing, or enjoying the extra outdoor space. With room for pets, a garden, or even a future shop, plus a 4-car carport and public utilities, this property offers both comfort and flexibility. Seller financing available. Contact listing agent for terms and details.

14. 2026-03-10
    status Active 964-char remark

    Show marketing remark (964 chars)

    Welcome to 107 Grant Street in Smyer, TX — a beautifully updated 3-bedroom, 2-bath home sitting on a spacious double lot with small-town charm and room to grow. You'll love the quiet street, large yard, and inviting covered front porch that make this property feel like home from the start. Inside, the home offers brand-new luxury vinyl flooring, a large eat-in kitchen with an island, and an open-concept living area that feels bright and welcoming. The isolated primary suite includes a walk-in shower, new vanity, and new toilet. Recent updates also include new faucets, a new water heater, and a brand-new roof. Step outside to a spacious backyard deck that is perfect for entertaining, relaxing, or enjoying the extra outdoor space. With room for pets, a garden, or even a future shop, plus a 4-car carport and public utilities, this property offers both comfort and flexibility. Seller financing available. Contact listing agent for terms and details.

15. 2026-01-26
    status Pending 964-char remark

    Show marketing remark (964 chars)

    Welcome to 107 Grant Street in Smyer, TX — a beautifully updated 3-bedroom, 2-bath home sitting on a spacious double lot with small-town charm and room to grow. You'll love the quiet street, large yard, and inviting covered front porch that make this property feel like home from the start. Inside, the home offers brand-new luxury vinyl flooring, a large eat-in kitchen with an island, and an open-concept living area that feels bright and welcoming. The isolated primary suite includes a walk-in shower, new vanity, and new toilet. Recent updates also include new faucets, a new water heater, and a brand-new roof. Step outside to a spacious backyard deck that is perfect for entertaining, relaxing, or enjoying the extra outdoor space. With room for pets, a garden, or even a future shop, plus a 4-car carport and public utilities, this property offers both comfort and flexibility. Seller financing available. Contact listing agent for terms and details.

16. 2026-01-06
    listed $149,999 Active 964-char remark

    Show marketing remark (964 chars)

    Welcome to 107 Grant Street in Smyer, TX — a beautifully updated 3-bedroom, 2-bath home sitting on a spacious double lot with small-town charm and room to grow. You'll love the quiet street, large yard, and inviting covered front porch that make this property feel like home from the start. Inside, the home offers brand-new luxury vinyl flooring, a large eat-in kitchen with an island, and an open-concept living area that feels bright and welcoming. The isolated primary suite includes a walk-in shower, new vanity, and new toilet. Recent updates also include new faucets, a new water heater, and a brand-new roof. Step outside to a spacious backyard deck that is perfect for entertaining, relaxing, or enjoying the extra outdoor space. With room for pets, a garden, or even a future shop, plus a 4-car carport and public utilities, this property offers both comfort and flexibility. Seller financing available. Contact listing agent for terms and details.

17. 2026-01-06
    listed $149,999 Active

    Show marketing remark (964 chars)

    Welcome to 107 Grant Street in Smyer, TX — a beautifully updated 3-bedroom, 2-bath home sitting on a spacious double lot with small-town charm and room to grow. You'll love the quiet street, large yard, and inviting covered front porch that make this property feel like home from the start. Inside, the home offers brand-new luxury vinyl flooring, a large eat-in kitchen with an island, and an open-concept living area that feels bright and welcoming. The isolated primary suite includes a walk-in shower, new vanity, and new toilet. Recent updates also include new faucets, a new water heater, and a brand-new roof. Step outside to a spacious backyard deck that is perfect for entertaining, relaxing, or enjoying the extra outdoor space. With room for pets, a garden, or even a future shop, plus a 4-car carport and public utilities, this property offers both comfort and flexibility. Seller financing available. Contact listing agent for terms and details.

18. 2025-07-31
    price $149,999
19. 2025-07-29
    price $150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,445
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,200
• Taxable loss: −$930
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $1,010/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated 3-bedroom, 2-bath home offers new flooring, kitchen, and bathroom, with a new roof and fresh paint. The spacious yard and covered front porch add to its charm and value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters.
• Both Add a small garden or planter box near the front door — Improves curb appeal and adds a welcoming touch.
• Both Install a smart thermostat — Improves energy efficiency and adds a modern touch, which is attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters. ↑
• Both Add a small garden or planter box near the front door — Improves curb appeal and adds a welcoming touch. ↑
• Both Install a smart thermostat — Improves energy efficiency and adds a modern touch, which is attractive to buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Smyer ISD
• NCES district ID: 4840590
• Math proficiency: 49% ▲ 15.00%
• Reading proficiency: 47% ▲ 9.00%
• Median HH income: $49,331
• Composite: 41.08/100
• National rank: #3574
• State rank: #206 of 826 in TX

Livability — Smyer

• Score: 67/100
• State rank: #581
• US rank: #11104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smyer, TX
• City population: 602
• Population (ZIP): 602

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 32% Two or more races 30% Black 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.86%
• Current HPI: 99.9061
• 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

-6.7% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $139,999 LARMLS
• 2026-03-10 Relisted — LARMLS
• 2026-01-26 Pending — LARMLS
• 2026-01-06 Listed $149,999 LARMLS
• 2026-01-06 Listed $149,999 LARMLS
• 2025-07-31 Price Changed $149,999 LARMLS
• 2025-07-29 Price Changed $150,000 LARMLS