108 W Stroud St · Frost, TX 76641

$165,000

3 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 128 Days on market

Built 1927 0.32 ac lot $93/sqft · 33% below area Est $246k · 33% under ↓ 6% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +6.4/10.0
• 1% rule +5.2/10.0
• DSCR +4.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

brand new flooring, fresh interior paint, making it truly move-in ready. Located in a quiet area with quick access to the main highway. Schools are available in the Frost area, making it a great option for families. The property sits on a very large lot with no HOA, offering plenty of outdoor space. It includes rear yard access, allowing room for trucks and easy access to the backyard. This setup is ideal if you are considering building storage, a workshop, or future additions. This home offers many possibilities to customize or expand to fit your needs. Priced at an excellent value, the sellers are ready to go under contract. Contact me if you would like to schedule a showing, or call your Realtor today to make an appointment. tambien hablo espanol

Key facts

• Fully renovated
• Large lot
• Brand new flooring

Tags

• BRAND NEW FLOORING
• FRESH INTERIOR PAINT
• FULLY RENOVATED
• ADDED INSULATION
• ENERGY EFFICIENCY
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-3 ($-31/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (0.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#990 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Frost ISD (rural): math 30% / reading 42% proficiency, ranked #517 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frost El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 215 students, 66% FRL).
• Market conditions: 17 active listings in the ZIP; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.7% local appreciation)).
• Navarro County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% 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 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 8.2

CMA / ARV

• ARV (median comp): $246,059
• List price: $165,000
• Delta: -32.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 E South Front St	0.25mi	3/2.0	1,740 (-2%)	23mo	$155,000	$89	63
202 S Sheppard	0.52mi	3/2.0	1,821 (+3%)	13mo	$360,000	$198	56
713 E Pace St	0.49mi	3/2.0	1,644 (-7%)	8mo	$235,000	$143	54
420 E Highway 22	0.33mi	4/2.0 (+1)	1,590 (-10%)	13mo	$225,000	$142	48

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

Projected returns pro-forma

2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.38×
• Total profit: $17,575
• Equity at exit: $71,763

10-year hold

• IRR: 9.7%
• Equity multiple: 2.43×
• Total profit: $65,880
• Equity at exit: $108,744

Cash invested: $46,200 (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 76641

• Home prices YoY: 2.6%
• Active inventory: 17
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$397 /mo · $4,758/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-3

Break-even live

Break-even rent $1,684

Max offer price $164,551

Occupancy floor 95%

Sensitivity live

Price	-10% $91	-5% $44	+0% $-3	+5% $-49	+10% $-96
Rent	-10% $-135	-5% $-69	+0% $-3	+5% $64	+10% $130
Rate	-1.0pp $81	-0.5pp $39	base $-3	+0.5pp $-45	+1.0pp $-89

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $165,000 Active 128 DOM
2. 2026-06-21
   days on market $165,000 Active 127 DOM
3. 2026-06-18
   days on market $165,000 Active 125 DOM
4. 2026-06-17
   days on market $165,000 Active 124 DOM
5. 2026-06-16
   days on market $165,000 Active 123 DOM
6. 2026-06-15
   days on market $165,000 Active 122 DOM
7. 2026-06-13
   days on market $165,000 Active 120 DOM
8. 2026-06-12
   days on market $165,000 Active 119 DOM
9. 2026-06-09
   days on market $165,000 Active 116 DOM
10. 2026-06-08
    days on market $165,000 Active 115 DOM
11. 2026-06-08
    days on market $165,000 Active 114 DOM
12. 2026-06-07
    days on market $165,000 Active 113 DOM
13. 2026-06-03
    days on market $165,000 Active 110 DOM
14. 2026-06-02
    days on market $165,000 Active 109 DOM
15. 2026-06-01
    days on market $165,000 Active 108 DOM
16. 2026-05-31
    days on market $165,000 Active 107 DOM
17. 2026-04-27
    price $165,000 768-char remark

    Show marketing remark (768 chars)

    brand new flooring, fresh interior paint, making it truly move-in ready. Located in a quiet area with quick access to the main highway. Schools are available in the Frost area, making it a great option for families. The property sits on a very large lot with no HOA, offering plenty of outdoor space. It includes rear yard access, allowing room for trucks and easy access to the backyard. This setup is ideal if you are considering building storage, a workshop, or future additions. This home offers many possibilities to customize or expand to fit your needs. Priced at an excellent value, the sellers are ready to go under contract. Contact me if you would like to schedule a showing, or call your Realtor today to make an appointment. tambien hablo espanol

18. 2026-03-20
    price $180,000 768-char remark

    Show marketing remark (768 chars)

    brand new flooring, fresh interior paint, making it truly move-in ready. Located in a quiet area with quick access to the main highway. Schools are available in the Frost area, making it a great option for families. The property sits on a very large lot with no HOA, offering plenty of outdoor space. It includes rear yard access, allowing room for trucks and easy access to the backyard. This setup is ideal if you are considering building storage, a workshop, or future additions. This home offers many possibilities to customize or expand to fit your needs. Priced at an excellent value, the sellers are ready to go under contract. Contact me if you would like to schedule a showing, or call your Realtor today to make an appointment. tambien hablo espanol

19. 2026-02-13
    listed $190,000 Active 768-char remark

    Show marketing remark (768 chars)

    brand new flooring, fresh interior paint, making it truly move-in ready. Located in a quiet area with quick access to the main highway. Schools are available in the Frost area, making it a great option for families. The property sits on a very large lot with no HOA, offering plenty of outdoor space. It includes rear yard access, allowing room for trucks and easy access to the backyard. This setup is ideal if you are considering building storage, a workshop, or future additions. This home offers many possibilities to customize or expand to fit your needs. Priced at an excellent value, the sellers are ready to go under contract. Contact me if you would like to schedule a showing, or call your Realtor today to make an appointment. tambien hablo espanol

20. 2025-10-08
    soldstatus Closed 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

21. 2025-10-08
    soldstatus

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

22. 2025-09-25
    status Pending 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

23. 2025-09-17
    price $90,000 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

24. 2025-08-21
    price $105,000 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

25. 2025-07-28
    price $115,000 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

26. 2025-07-03
    price $135,000 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

27. 2025-05-31
    price $150,000 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

28. 2025-05-07
    price $160,000 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

29. 2025-04-24
    listed $175,000 Active 708-char remark

    Show marketing remark (708 chars)

    Charming 1927 Fixer-Upper in the Heart of Downtown Frost. Step back in time with this vintage 1927 home, brimming with character and endless potential. Located in the heart of downtown Frost, this 3-bedroom, 2-bath gem is a rare opportunity for investors, renovators, or anyone with a passion for restoring timeless architecture. Yes, it needs work – but that means you get to make it yours from the ground up. Whether you're dreaming of a personal project or your next flip, this is a canvas ready for transformation. With its prime location just steps from downtown, this property offers the perfect blend of small-town living and investment potential. Bring your vision and schedule a showing today!

30. 2022-03-15
    soldstatus
31. 1990-06-26
    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: $4,758 · $397/mo
• Projected year-2 tax: $4,758 · $397/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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,172
• − Mortgage interest: −$9,243
• − Property taxes: −$4,758
• − Insurance: −$825
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,800
• Taxable loss: −$2,681
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $613/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: Frost ISD
• NCES district ID: 4820040
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $39,062
• Composite: 30.09/100
• National rank: #6344
• State rank: #517 of 826 in TX

Livability — Frost

• Score: 61/100
• State rank: #990
• US rank: #17646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frost, TX
• Population (ZIP): 2,094

Population outlook (Navarro County) Hauer SSP2

• Today (2025): 48,397 people
• By 2030: 48,096 · -0.6%
• By 2040: 47,394 · -2.1%
• By 2050: 46,541 · -3.8%
• By 2075: 44,940 · -7.1%
• By 2100: 42,288 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 28% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: British 1% Slovak 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 1%

Political lean MEDSL · Navarro

• 2024 margin: Solid R (+51.8) · D 23.7% · R 75.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -33.1pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+45.5 2016: R+48.8 2012: R+42.4 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.74%
• Current HPI: 106.1813
• 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

-5.7% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $165,000 NTREIS
• 2026-03-20 Price Changed $180,000 NTREIS
• 2026-02-13 Listed $190,000 NTREIS
• 2025-10-08 Sold (Public Records) — Public Records
• 2025-10-08 Sold (MLS) — NTREIS
• 2025-09-25 Pending — NTREIS
• 2025-09-17 Price Changed $90,000 NTREIS
• 2025-08-21 Price Changed $105,000 NTREIS
• 2025-07-28 Price Changed $115,000 NTREIS
• 2025-07-03 Price Changed $135,000 NTREIS
• 2025-05-31 Price Changed $150,000 NTREIS
• 2025-05-07 Price Changed $160,000 NTREIS
• 2025-04-24 Listed $175,000 NTREIS
• 2022-03-15 Sold (Public Records) — Public Records
• 1990-06-26 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $4,758 · +11.6% YoY. Source: county tax records.