3076 E US 79 · Henderson, TX 75652

$99,900

2 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 87 Days on market

Built 1950 0.27 ac lot $76/sqft · 50% below area ↓ 19% since listing

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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 +29.1/30.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and affordable 2BD/1BA home situated on a spacious 0.27 acre lot! This well-maintained property features fresh interior and exterior paint with carpet in the bedrooms and vinyl throughout the rest of the home. The durable metal roof offers long-lasting protection and peace of mind. Enjoy plenty of space for gardening or future expansion. Whether you are a first -time home buyer , downsizing or looking for a property for your investment portfolio, this property has great potential!

Key facts

• Durable metal roof
• Future expansion
• Fresh paint

Tags

• SPACIOUS LOT
• FRESH PAINT
• DURABLE METAL ROOF
• SPACE FOR GARDENING
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.9% in Henderson — 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 69/100 on livability (#408 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Henderson ISD (town): math 30% / reading 35% proficiency, ranked #573 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (6.1% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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. 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: 1.23% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (median comp): $210,317
• List price: $99,900
• Delta: -52.50%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.83×
• Total profit: $51,090
• Equity at exit: $63,175

10-year hold

• IRR: 25.9%
• Equity multiple: 5.75×
• Total profit: $132,989
• Equity at exit: $114,890

Cash invested: $27,972 (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 75652

• Home prices YoY: 1.8%
• Active inventory: 113
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $344

Break-even live

Break-even rent $797

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $401	-5% $372	+0% $344	+5% $316	+10% $288
Rent	-10% $247	-5% $295	+0% $344	+5% $393	+10% $441
Rate	-1.0pp $394	-0.5pp $369	base $344	+0.5pp $318	+1.0pp $292

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $99,900 Active 87 DOM
2. 2026-06-18
   days on market $99,900 Active 86 DOM
3. 2026-06-17
   days on market $99,900 Active 85 DOM
4. 2026-06-16
   days on market $99,900 Active 84 DOM
5. 2026-06-15
   days on market $99,900 Active 83 DOM
6. 2026-06-14
   days on market $99,900 Active 81 DOM
7. 2026-06-13
   days on market $99,900 Active 80 DOM
8. 2026-06-10
   days on market $99,900 Active 78 DOM
9. 2026-06-09
   days on market $99,900 Active 77 DOM
10. 2026-06-08
    days on market $99,900 Active 76 DOM
11. 2026-06-07
    days on market $99,900 Active 75 DOM
12. 2026-06-02
    days on market $99,900 Active 70 DOM
13. 2026-06-01
    days on market $99,900 Active 69 DOM
14. 2026-05-31
    days on market $99,900 Active 68 DOM
15. 2026-05-30
    days on market $99,900 Active 67 DOM
16. 2026-05-12
    price $110,000 494-char remark

    Show marketing remark (494 chars)

    Charming and affordable 2BD/1BA home situated on a spacious 0.27 acre lot! This well-maintained property features fresh interior and exterior paint with carpet in the bedrooms and vinyl throughout the rest of the home. The durable metal roof offers long-lasting protection and peace of mind. Enjoy plenty of space for gardening or future expansion. Whether you are a first -time home buyer , downsizing or looking for a property for your investment portfolio, this property has great potential!

17. 2026-05-07
    price $112,000 494-char remark

    Show marketing remark (494 chars)

    Charming and affordable 2BD/1BA home situated on a spacious 0.27 acre lot! This well-maintained property features fresh interior and exterior paint with carpet in the bedrooms and vinyl throughout the rest of the home. The durable metal roof offers long-lasting protection and peace of mind. Enjoy plenty of space for gardening or future expansion. Whether you are a first -time home buyer , downsizing or looking for a property for your investment portfolio, this property has great potential!

18. 2026-05-02
    price $115,000 494-char remark

    Show marketing remark (494 chars)

    Charming and affordable 2BD/1BA home situated on a spacious 0.27 acre lot! This well-maintained property features fresh interior and exterior paint with carpet in the bedrooms and vinyl throughout the rest of the home. The durable metal roof offers long-lasting protection and peace of mind. Enjoy plenty of space for gardening or future expansion. Whether you are a first -time home buyer , downsizing or looking for a property for your investment portfolio, this property has great potential!

19. 2026-04-23
    price $119,000 494-char remark

    Show marketing remark (494 chars)

    Charming and affordable 2BD/1BA home situated on a spacious 0.27 acre lot! This well-maintained property features fresh interior and exterior paint with carpet in the bedrooms and vinyl throughout the rest of the home. The durable metal roof offers long-lasting protection and peace of mind. Enjoy plenty of space for gardening or future expansion. Whether you are a first -time home buyer , downsizing or looking for a property for your investment portfolio, this property has great potential!

20. 2026-04-13
    price $129,000 494-char remark

    Show marketing remark (494 chars)

    Charming and affordable 2BD/1BA home situated on a spacious 0.27 acre lot! This well-maintained property features fresh interior and exterior paint with carpet in the bedrooms and vinyl throughout the rest of the home. The durable metal roof offers long-lasting protection and peace of mind. Enjoy plenty of space for gardening or future expansion. Whether you are a first -time home buyer , downsizing or looking for a property for your investment portfolio, this property has great potential!

21. 2026-03-24
    listed $135,000 Active 494-char remark

    Show marketing remark (494 chars)

    Charming and affordable 2BD/1BA home situated on a spacious 0.27 acre lot! This well-maintained property features fresh interior and exterior paint with carpet in the bedrooms and vinyl throughout the rest of the home. The durable metal roof offers long-lasting protection and peace of mind. Enjoy plenty of space for gardening or future expansion. Whether you are a first -time home buyer , downsizing or looking for a property for your investment portfolio, this property has great potential!

22. 1986-04-01
    soldstatus
23. 1982-09-21
    soldstatus
24. 1980-07-25
    soldstatus
25. 1979-09-19
    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: $771 · $64/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$1,057/yr (+$88/mo · 137.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,793
• − Mortgage interest: −$5,596
• − Property taxes: −$771
• − Insurance: −$500
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,906
• Taxable income: $2,653
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,492/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: Henderson ISD
• NCES district ID: 4822970
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $46,296
• Composite: 27.91/100
• National rank: #6868
• State rank: #573 of 826 in TX

Livability — Henderson

• Score: 69/100
• State rank: #408
• US rank: #8434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,782

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 20% Black 20% Two or more races 16%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 345.63
• 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

-18.5% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $110,000 LAAR
• 2026-05-07 Price Changed $112,000 LAAR
• 2026-05-02 Price Changed $115,000 LAAR
• 2026-04-23 Price Changed $119,000 LAAR
• 2026-04-13 Price Changed $129,000 LAAR
• 2026-03-24 Listed $135,000 LAAR
• 1986-04-01 Sold (Public Records) — Public Records
• 1982-09-21 Sold (Public Records) — Public Records
• 1980-07-25 Sold (Public Records) — Public Records
• 1979-09-19 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $771 · -2.9% YoY. Source: county tax records.