104 S Lilly St · Kosse, TX 76653

$109,900

4 bd · 3.0 ba · 1,762 sqft · SingleFamily public records · 115 Days on market

Built 1993 0.60 ac lot $62/sqft · 31% below area Est $158k · 31% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +8.6/10.0
• Appreciation +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for space, charm, and small-town Texas living? Come see this 4 bedroom, 3 bath home on 0.60 acres in the heart of Kosse! With 1,762 sq ft of living space, this 1993 built brick and siding home offers a spacious layout with room to spread out. The kitchen features white cabinetry and a gas range, and the home includes vaulted ceilings, ceiling fans throughout, and a garden tub in one of the three full bathrooms. The attached 1 car garage provides convenient parking and extra storage, and there's even a portable building out back for a workshop, hobby space, or additional storage. Step out onto the back deck and enjoy the large, open yard perfect for entertaining, gardening, or just relaxing under the Texas sky. The property also includes a second structure on the lot, adding even more potential. You'll love the location: Kosse sits at the junction of State Highways 7 and 14, making it easy to get around. Fort Parker State Park is just a short drive away, offering over 1,400 acres of camping, hiking, fishing, and a beautiful 700 acre lake. Lake Limestone is nearby for boating and fishing, and the historic town of Mexia is only about 17 miles north. Waco is approximately 42 miles northwest, and Bryan College Station, home of Texas A&M University is about 52 miles south. Whether you're looking for a weekend retreat, an investment property, or a place to call home, this one is worth a look!

Key facts

• Ceiling fans
• Back deck
• Vaulted ceilings

Tags

• WHITE CABINETRY
• GAS RANGE
• VAULTED CEILINGS
• CEILING FANS
• GARDEN TUB
• BACK DECK

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,321 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Groesbeck ISD (rural): math 28% / reading 31% proficiency, ranked #634 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($760 loan paydown + $698 appreciation (0.6% local appreciation)).
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.41% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 5.9

CMA / ARV

• ARV (median comp): $158,304
• List price: $109,900
• Delta: -30.58%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 W Washington	0.07mi	3/1.0 (-1)	1,680 (-5%)	4mo	$59,000	$35	73
502 N Mignonette Dr	0.39mi	3/2.0 (-1)	1,500 (-15%)	3mo	$229,000	$153	46
804 S Mignonette St	0.51mi	3/2.0 (-1)	1,671 (-5%)	22mo	$265,000	$159	40

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

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.56×
• Total profit: $17,120
• Equity at exit: $35,446

10-year hold

• IRR: 15.4%
• Equity multiple: 2.80×
• Total profit: $55,498
• Equity at exit: $45,542

Cash invested: $30,772 (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 76653

• Home prices YoY: 0.5%
• Active inventory: 55
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$338 /mo · $4,051/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $265

Break-even live

Break-even rent $1,215

Max offer price $109,900

Occupancy floor 78%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S Narcissus St Kosse, TX	3.0	2.0	1456	$1,550	$1.06	21d	1	0.38mi

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 115 DOM
2. 2026-06-17
   days on market $109,900 Active 114 DOM
3. 2026-06-16
   days on market $109,900 Active 113 DOM
4. 2026-06-15
   days on market $109,900 Active 112 DOM
5. 2026-06-13
   days on market $109,900 Active 110 DOM
6. 2026-06-12
   pricedays on market $109,900 Active 109 DOM
7. 2026-06-09
   days on market $111,500 Active 106 DOM
8. 2026-06-08
   days on market $111,500 Active 105 DOM
9. 2026-06-08
   days on market $111,500 Active 104 DOM
10. 2026-06-07
    days on market $111,500 Active 103 DOM
11. 2026-06-03
    days on market $111,500 Active 100 DOM
12. 2026-06-02
    days on market $111,500 Active 99 DOM
13. 2026-06-01
    days on market $111,500 Active 98 DOM
14. 2026-05-31
    days on market $111,500 Active 97 DOM
15. 2026-05-11
    price $111,500 1421-char remark

    Show marketing remark (924 chars)

    Looking for space, charm, and small-town Texas living? Come see this 4 bedroom, 3 bath home on 0.60 acres in the heart of Kosse! With 1,762 sq ft of living space, this 1993 brick and siding home offers a spacious layout with room to spread out. The kitchen features white cabinetry and a gas range, and the home includes vaulted ceilings, ceiling fans throughout, and a garden tub in one of the three full bathrooms. The attached 1-car garage provides convenient parking and extra storage, and a portable building out back offers a workshop, hobby space, or additional storage. Step out onto the back deck and enjoy the large, open yard - perfect for entertaining, gardening, or relaxing. The property also includes a second structure on the lot. Kosse sits at the junction of State Highways 7 and 14. Fort Parker State Park and Lake Limestone are nearby. Mexia 17 mi north, Waco 42 mi NW, Bryan/College Station 52 mi south.

16. 2026-05-11
    listed $111,500 Active 924-char remark

    Show marketing remark (924 chars)

    Looking for space, charm, and small-town Texas living? Come see this 4 bedroom, 3 bath home on 0.60 acres in the heart of Kosse! With 1,762 sq ft of living space, this 1993 brick and siding home offers a spacious layout with room to spread out. The kitchen features white cabinetry and a gas range, and the home includes vaulted ceilings, ceiling fans throughout, and a garden tub in one of the three full bathrooms. The attached 1-car garage provides convenient parking and extra storage, and a portable building out back offers a workshop, hobby space, or additional storage. Step out onto the back deck and enjoy the large, open yard - perfect for entertaining, gardening, or relaxing. The property also includes a second structure on the lot. Kosse sits at the junction of State Highways 7 and 14. Fort Parker State Park and Lake Limestone are nearby. Mexia 17 mi north, Waco 42 mi NW, Bryan/College Station 52 mi south.

17. 2026-03-25
    price $114,900 1421-char remark

    Show marketing remark (1421 chars)

    Looking for space, charm, and small-town Texas living? Come see this 4 bedroom, 3 bath home on 0.60 acres in the heart of Kosse! With 1,762 sq ft of living space, this 1993 built brick and siding home offers a spacious layout with room to spread out. The kitchen features white cabinetry and a gas range, and the home includes vaulted ceilings, ceiling fans throughout, and a garden tub in one of the three full bathrooms. The attached 1 car garage provides convenient parking and extra storage, and there's even a portable building out back for a workshop, hobby space, or additional storage. Step out onto the back deck and enjoy the large, open yard perfect for entertaining, gardening, or just relaxing under the Texas sky. The property also includes a second structure on the lot, adding even more potential. You'll love the location: Kosse sits at the junction of State Highways 7 and 14, making it easy to get around. Fort Parker State Park is just a short drive away, offering over 1,400 acres of camping, hiking, fishing, and a beautiful 700 acre lake. Lake Limestone is nearby for boating and fishing, and the historic town of Mexia is only about 17 miles north. Waco is approximately 42 miles northwest, and Bryan College Station, home of Texas A&M University is about 52 miles south. Whether you're looking for a weekend retreat, an investment property, or a place to call home, this one is worth a look!

18. 2026-02-23
    listed $119,900 Active 1421-char remark

    Show marketing remark (1421 chars)

    Looking for space, charm, and small-town Texas living? Come see this 4 bedroom, 3 bath home on 0.60 acres in the heart of Kosse! With 1,762 sq ft of living space, this 1993 built brick and siding home offers a spacious layout with room to spread out. The kitchen features white cabinetry and a gas range, and the home includes vaulted ceilings, ceiling fans throughout, and a garden tub in one of the three full bathrooms. The attached 1 car garage provides convenient parking and extra storage, and there's even a portable building out back for a workshop, hobby space, or additional storage. Step out onto the back deck and enjoy the large, open yard perfect for entertaining, gardening, or just relaxing under the Texas sky. The property also includes a second structure on the lot, adding even more potential. You'll love the location: Kosse sits at the junction of State Highways 7 and 14, making it easy to get around. Fort Parker State Park is just a short drive away, offering over 1,400 acres of camping, hiking, fishing, and a beautiful 700 acre lake. Lake Limestone is nearby for boating and fishing, and the historic town of Mexia is only about 17 miles north. Waco is approximately 42 miles northwest, and Bryan College Station, home of Texas A&M University is about 52 miles south. Whether you're looking for a weekend retreat, an investment property, or a place to call home, this one is worth a look!

19. 2021-12-16
    soldstatus
20. 2021-12-14
    soldstatus
21. 2021-08-06
    listed $23,700
22. 2021-02-17
    historical
23. 2019-12-30
    listed $24,000
24. 2014-07-16
    historical
25. 2013-10-11
    listed $155,000
26. 2013-06-14
    listed $98,000
27. 1992-08-05
    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: $4,051 · $338/mo
• Projected year-2 tax: $4,051 · $338/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: $18,600
• − Mortgage interest: −$6,156
• − Property taxes: −$4,051
• − Insurance: −$550
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$3,197
• Taxable income: $1,671
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,777/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: Groesbeck ISD
• NCES district ID: 4821810
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $44,929
• Composite: 25.3/100
• National rank: #7487
• State rank: #634 of 826 in TX

Livability — Kosse

• Score: 56/100
• State rank: #1321
• US rank: #22745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosse, TX
• Population (ZIP): 1,133

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · South Korea, Vietnam, Canada
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.64%
• Current HPI: 133.8611
• 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

+13.8% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $111,500 NTREIS
• 2026-05-11 Listed $111,500 HARMLS
• 2026-03-25 Price Changed $114,900 NTREIS
• 2026-02-23 Listed $119,900 NTREIS
• 2021-12-16 Sold (Public Records) — Public Records
• 2021-12-14 Sold (MLS) — NTREIS
• 2021-08-06 Listed $23,700 NTREIS
• 2021-02-17 Listing Removed — NTREIS
• 2019-12-30 Listed $24,000 NTREIS
• 2014-07-16 Listing Removed — CTXMLS
• 2013-10-11 Listed $155,000 CTXMLS
• 2013-06-14 Listed $98,000 BCSRMLS
• 1992-08-05 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,051 · +9.0% YoY. Source: county tax records.