1121 Rodessa St · Nacogdoches, TX 75964

$67,900

3 bd · 2.0 ba · 784 sqft · Other · 24 Days on market

Built 1989 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This stunning home is a great value and energy efficient. Featuring Large 3 bedrooms, 2 bathrooms, and a modern open-concept floor plan, this home is designed for comfortable living and entertainment. Don& apos; t miss your chance to make this beautiful new home yours. Call today or go by Sandia Mobile Home Park for your in-person tour!

Key facts

• Built 1989
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 2.3% in Nacogdoches — 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 72/100 on livability (#252 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities C-, schools D, commute F.
• Nacogdoches ISD (town): math 26% / reading 30% proficiency, ranked #688 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 118 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $469 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,881 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.45%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.7%
• Equity multiple: 2.20×
• Total profit: $22,771
• Equity at exit: $10,124

10-year hold

• IRR: 36.1%
• Equity multiple: 4.33×
• Total profit: $63,370
• Equity at exit: $5,871

Cash invested: $19,012 (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 75964

• Home prices YoY: -34.5%
• Active inventory: 118
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$356
• Tax est. 1.5%: −$85 /mo · $1,018/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $530

Break-even live

Break-even rent $594

Max offer price $67,900

Occupancy floor 53%

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Gasaway Rd Unit 102 Nacogdoches, TX	2.0	2.0	864	$1,300	$1.50	43d	1	0.51mi
2107 Gasaway Rd Unit 101 Nacogdoches, TX	2.0	2.0	864	$1,300	$1.50	43d	1	0.71mi
1000 W Seale St Unit 13 Nacogdoches, TX	2.0	1.0	840	$895	$1.07	43d	1	1.30mi
327 W College St Nacogdoches, TX	2.0	2.0	965	$850	$0.88	43d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $67,900 Active 24 DOM
2. 2026-06-18
   days on market $67,900 Active 23 DOM
3. 2026-06-17
   days on market $67,900 Active 22 DOM
4. 2026-06-16
   days on market $67,900 Active 21 DOM
5. 2026-06-15
   days on market $67,900 Active 20 DOM
6. 2026-06-14
   days on market $67,900 Active 18 DOM
7. 2026-06-13
   days on market $67,900 Active 17 DOM
8. 2026-06-10
   days on market $67,900 Active 15 DOM
9. 2026-06-09
   days on market $67,900 Active 14 DOM
10. 2026-06-08
    days on market $67,900 Active 13 DOM
11. 2026-06-07
    days on market $67,900 Active 12 DOM
12. 2026-06-05
    days on market $67,900 Active 9 DOM
13. 2026-06-02
    days on market $67,900 Active 7 DOM
14. 2026-06-01
    days on market $67,900 Active 6 DOM
15. 2026-05-31
    days on market $67,900 Active 5 DOM
16. 2026-05-30
    days on market $67,900 Active 4 DOM
17. 2026-05-26
    listed $67,900 Active

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

Taxation est. · year 1

• Rental income: $15,178
• − Mortgage interest: −$3,803
• − Property taxes: −$1,018
• − Insurance: −$340
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$1,975
• Taxable income: $5,613
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,013/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 · 1 photo

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to its exterior, interior, and flooring to improve its condition and value.

Repairs flagged

• Major siding — Significant damage and wear
• Major foundation — Visible damage and unevenness
• Major flooring — Worn and uneven condition
• Major interior walls/paint — Significant wear and discoloration

Value-add opportunities

• Both paint interior walls — Fresh paint can improve the home's appearance and value
• Both replace flooring — New flooring can enhance the home's appeal and value
• Both repair and paint exterior siding — A fresh exterior can significantly boost curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
foundation · Visible damage and unevenness	Major	$15,000–50,000
flooring · Worn and uneven condition	Major	$15,000–50,000
interior walls/paint · Significant wear and discoloration	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both replace flooring — New flooring can enhance the home's appeal and value ↑
• Both repair and paint exterior siding — A fresh exterior can significantly boost curb appeal and value ↑

ⓘ 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: Nacogdoches ISD
• NCES district ID: 4832090
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $33,759
• Composite: 22.98/100
• National rank: #7983
• State rank: #688 of 826 in TX

Livability — Nacogdoches

• Score: 72/100
• State rank: #252
• US rank: #5962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nacogdoches, TX
• County: Nacogdoches County · 53,896 people
• City population: 53,896
• Metro: Nacogdoches, TX
• Population (ZIP): 20,470
• Household income: $56,762
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 711.0

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 35% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.99%
• Current HPI: 165.2321
• Rent YoY: —
• Metro: Nacogdoches, 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

1 event — show timeline

• 2026-05-26 Listed $67,900 FSBO.com