315 S 11th Ave · Teague, TX 75860

$35,000

3 bd · 1.5 ba · 1,096 sqft · SingleFamily public records · 66 Days on market

Built 1950 0.34 ac lot $32/sqft · 73% below area

---

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
• Appreciation +6.1/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This pier & beam, vinyl-sided home is perfectly positioned near schools and shopping, just waiting for a new owner tobring it back to life. It has central heat and window units for air conditioning. Needs significant plumbing repairs andleveling along with interior renovation—bring your vision and contractor! Sold as-is.

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 2.6% in Teague — 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 67/100 on livability (#518 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Teague ISD (town): math 43% / reading 45% proficiency, ranked #289 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $772 appreciation (2.2% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (22%) 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.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 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?
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: 3.06% ✓
• Cap rate: 25.87%
• Cash-on-cash: 69.90%
• DSCR: 4.11
• GRM: 2.7

CMA / ARV

• ARV (median comp): $128,031
• List price: $35,000
• Delta: -72.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 China St	0.24mi	2/2.0 (-1)	1,098 (+0%)	13mo	$259,000	$236	70
712 Oak St	0.23mi	2/1.5 (-1)	1,108 (+1%)	23mo	$129,000	$116	63
1205 Elm St	0.18mi	3/2.0	1,169 (+7%)	19mo	$79,900	$68	63
601 S 7th Ave	0.44mi	3/2.0	1,216 (+11%)	4mo	$162,000	$133	56
615 Oak St	0.30mi	3/1.0	1,252 (+14%)	19mo	$140,000	$112	44
408 Cypress St	0.63mi	2/1.0 (-1)	1,232 (+12%)	12mo	$89,000	$72	33
1603 Barbara Dr	0.69mi	3/2.0	1,248 (+14%)	19mo	$62,000	$50	27

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

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.9%
• Equity multiple: 5.00×
• Total profit: $39,166
• Equity at exit: $14,199

10-year hold

• IRR: 74.0%
• Equity multiple: 10.22×
• Total profit: $90,384
• Equity at exit: $20,755

Cash invested: $9,800 (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 75860

• Home prices YoY: 1.5%
• Active inventory: 83
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $571

Break-even live

Break-even rent $347

Max offer price $35,000

Occupancy floor 42%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-12
   status $35,000 Pending 66 DOM
2. 2026-06-09
   days on market $35,000 Active 66 DOM
3. 2026-06-08
   days on market $35,000 Active 65 DOM
4. 2026-06-08
   days on market $35,000 Active 64 DOM
5. 2026-06-05
   days on market $35,000 Active 62 DOM
6. 2026-06-03
   days on market $35,000 Active 60 DOM
7. 2026-06-02
   days on market $35,000 Active 59 DOM
8. 2026-06-01
   days on market $35,000 Active 58 DOM
9. 2026-05-31
   price $35,000 Active 57 DOM
10. 2026-05-31
    days on market $45,000 Active 57 DOM
11. 2026-04-13
    status Active 332-char remark

    Show marketing remark (334 chars)

    This pier & beam, vinyl-sided home is perfectly positioned near schools and shopping, just waiting for a new owner to bring it back to life. It has central heat and window units for air conditioning. Needs significant plumbing repairs and leveling along with interior renovation—bring your vision and contractor! Sold as-is.

12. 2026-04-13
    status Active 334-char remark

    Show marketing remark (334 chars)

    This pier & beam, vinyl-sided home is perfectly positioned near schools and shopping, just waiting for a new owner to bring it back to life. It has central heat and window units for air conditioning. Needs significant plumbing repairs and leveling along with interior renovation—bring your vision and contractor! Sold as-is.

13. 2026-03-05
    status Pending 332-char remark

    Show marketing remark (334 chars)

    This pier & beam, vinyl-sided home is perfectly positioned near schools and shopping, just waiting for a new owner to bring it back to life. It has central heat and window units for air conditioning. Needs significant plumbing repairs and leveling along with interior renovation—bring your vision and contractor! Sold as-is.

14. 2026-03-05
    status Pending 334-char remark

    Show marketing remark (334 chars)

    This pier & beam, vinyl-sided home is perfectly positioned near schools and shopping, just waiting for a new owner to bring it back to life. It has central heat and window units for air conditioning. Needs significant plumbing repairs and leveling along with interior renovation—bring your vision and contractor! Sold as-is.

15. 2026-02-24
    listed $45,000 Active 332-char remark

    Show marketing remark (334 chars)

    This pier & beam, vinyl-sided home is perfectly positioned near schools and shopping, just waiting for a new owner to bring it back to life. It has central heat and window units for air conditioning. Needs significant plumbing repairs and leveling along with interior renovation—bring your vision and contractor! Sold as-is.

16. 2026-02-24
    listed $45,000 Active 334-char remark

    Show marketing remark (334 chars)

    This pier & beam, vinyl-sided home is perfectly positioned near schools and shopping, just waiting for a new owner to bring it back to life. It has central heat and window units for air conditioning. Needs significant plumbing repairs and leveling along with interior renovation—bring your vision and contractor! Sold as-is.

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $910 · $76/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,833
• − Mortgage interest: −$1,961
• − Property taxes: −$910
• − Insurance: −$175
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$1,018
• Taxable income: $6,716
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $5,239/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: Teague ISD
• NCES district ID: 4842300
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,009
• Composite: 37.43/100
• National rank: #4419
• State rank: #289 of 826 in TX

Livability — Teague

• Score: 67/100
• State rank: #518
• US rank: #10201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Teague, TX
• Population (ZIP): 6,451

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Two or more races 24% Black 15%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 18% Arabic 1%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 152.2612
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-13 Relisted — HARMLS
• 2026-04-13 Relisted — NTREIS
• 2026-03-05 Pending — HARMLS
• 2026-03-05 Pending — NTREIS
• 2026-02-24 Listed $45,000 NTREIS
• 2026-02-24 Listed $45,000 HARMLS

Property tax history

+0.5%/yr

Latest (2025): $910 · -2.6% YoY. Source: county tax records.