506 N Washington St · Kaufman, TX 75142

$120,000

4 bd · 2.0 ba · 2,610 sqft · SingleFamily public records · 112 Days on market

Built 1955 6,621 sqft lot $46/sqft · 61% below area ↓ 40% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks loudly here—sometimes with a hammer. This two-story, 4-bedroom, 2-bath home sits on a solid footprint in an established Kaufman neighborhood and is ready for a full-scale renovation from top to bottom. And yes, we mean everything. If you’re looking for a light cosmetic refresh, this is not your house. If you’re looking for a blank canvas where every decision is yours, welcome home. The existing layout offers strong potential for a modern reconfiguration, expanded living spaces, or a complete transformation into a high-demand resale or long-term rental. The structure is there, the space is there, and the upside is there—what’s missing is everything else, which is exactly why this works for investors and rehab pros.

Key facts

• 6,621 sq ft lot
• 2 garage spots
• Built 1955

Tags

• FULL-SCALE RENOVATION
• EXPANDED LIVING SPACES
• COMPLETE TRANSFORMATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 4.1% in Kaufman — 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 68/100 on livability (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 278 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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.
7. 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.
8. 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: 2.21% ✓
• Cap rate: 18.93%
• Cash-on-cash: 45.15%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (median comp): $306,104
• List price: $120,000
• Delta: -60.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 N Clay St	0.19mi	4/3.5	2,725 (+4%)	3mo	$525,000	$193	76
400 E Grove St	0.25mi	4/3.0	2,832 (+8%)	10mo	$255,150	$90	62
1009 E 1st North St	0.45mi	5/2.5 (+1)	2,536 (-3%)	8mo	$309,990	$122	60
706 W Grove St	0.41mi	4/3.5	2,867 (+10%)	24mo	$450,000	$157	39
704 S Houston St	0.57mi	4/2.5	2,984 (+14%)	17mo	$249,900	$84	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 42.3%
• Equity multiple: 2.82×
• Total profit: $61,113
• Equity at exit: $17,892

10-year hold

• IRR: 48.4%
• Equity multiple: 5.67×
• Total profit: $157,058
• Equity at exit: $10,375

Cash invested: $33,600 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 278
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,264

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,347	-5% $1,306	+0% $1,264	+5% $1,223	+10% $1,181
Rent	-10% $1,055	-5% $1,160	+0% $1,264	+5% $1,369	+10% $1,474
Rate	-1.0pp $1,325	-0.5pp $1,295	base $1,264	+0.5pp $1,233	+1.0pp $1,201

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Pecan Valley Dr Kaufman, TX	4.0	2.0	1890	$2,650	$1.40	18d	1	1.32mi

Listing history 29 events

1. 2026-04-24
   price $120,000 778-char remark

   Show marketing remark (778 chars)

   Opportunity knocks loudly here—sometimes with a hammer. This two-story, 4-bedroom, 2-bath home sits on a solid footprint in an established Kaufman neighborhood and is ready for a full-scale renovation from top to bottom. And yes, we mean everything. If you’re looking for a light cosmetic refresh, this is not your house. If you’re looking for a blank canvas where every decision is yours, welcome home. The existing layout offers strong potential for a modern reconfiguration, expanded living spaces, or a complete transformation into a high-demand resale or long-term rental. The structure is there, the space is there, and the upside is there—what’s missing is everything else, which is exactly why this works for investors and rehab pros.

2. 2026-04-11
   status Active 778-char remark

   Show marketing remark (778 chars)

   Opportunity knocks loudly here—sometimes with a hammer. This two-story, 4-bedroom, 2-bath home sits on a solid footprint in an established Kaufman neighborhood and is ready for a full-scale renovation from top to bottom. And yes, we mean everything. If you’re looking for a light cosmetic refresh, this is not your house. If you’re looking for a blank canvas where every decision is yours, welcome home. The existing layout offers strong potential for a modern reconfiguration, expanded living spaces, or a complete transformation into a high-demand resale or long-term rental. The structure is there, the space is there, and the upside is there—what’s missing is everything else, which is exactly why this works for investors and rehab pros.

3. 2026-04-09
   historical Active Option Contract 778-char remark

   Show marketing remark (778 chars)

   Opportunity knocks loudly here—sometimes with a hammer. This two-story, 4-bedroom, 2-bath home sits on a solid footprint in an established Kaufman neighborhood and is ready for a full-scale renovation from top to bottom. And yes, we mean everything. If you’re looking for a light cosmetic refresh, this is not your house. If you’re looking for a blank canvas where every decision is yours, welcome home. The existing layout offers strong potential for a modern reconfiguration, expanded living spaces, or a complete transformation into a high-demand resale or long-term rental. The structure is there, the space is there, and the upside is there—what’s missing is everything else, which is exactly why this works for investors and rehab pros.

4. 2026-03-10
   price $140,000 778-char remark

   Show marketing remark (778 chars)

   Opportunity knocks loudly here—sometimes with a hammer. This two-story, 4-bedroom, 2-bath home sits on a solid footprint in an established Kaufman neighborhood and is ready for a full-scale renovation from top to bottom. And yes, we mean everything. If you’re looking for a light cosmetic refresh, this is not your house. If you’re looking for a blank canvas where every decision is yours, welcome home. The existing layout offers strong potential for a modern reconfiguration, expanded living spaces, or a complete transformation into a high-demand resale or long-term rental. The structure is there, the space is there, and the upside is there—what’s missing is everything else, which is exactly why this works for investors and rehab pros.

5. 2026-02-05
   listed $160,000 Active 778-char remark

   Show marketing remark (778 chars)

   Opportunity knocks loudly here—sometimes with a hammer. This two-story, 4-bedroom, 2-bath home sits on a solid footprint in an established Kaufman neighborhood and is ready for a full-scale renovation from top to bottom. And yes, we mean everything. If you’re looking for a light cosmetic refresh, this is not your house. If you’re looking for a blank canvas where every decision is yours, welcome home. The existing layout offers strong potential for a modern reconfiguration, expanded living spaces, or a complete transformation into a high-demand resale or long-term rental. The structure is there, the space is there, and the upside is there—what’s missing is everything else, which is exactly why this works for investors and rehab pros.

6. 2026-01-13
   historical
7. 2025-11-12
   price $160,000
8. 2025-08-15
   listed $170,000 Active
9. 2020-12-09
   soldstatus
10. 2020-12-08
    soldstatus Sold
11. 2020-11-19
    status Pending
12. 2020-10-24
    status Active
13. 2020-10-16
    historical Active Option Contract
14. 2020-10-09
    listed $150,000 Active
15. 2020-01-06
    historical
16. 2019-08-12
    price $125,000
17. 2019-07-30
    price $147,000
18. 2019-07-15
    historical
19. 2019-07-09
    status Active
20. 2019-06-20
    listed $150,000 Active
21. 2019-05-18
    historical
22. 2018-12-28
    price $159,000
23. 2018-11-07
    price $179,000
24. 2018-09-09
    price $189,000
25. 2018-07-12
    listed $199,900 Active
26. 2015-10-09
    soldstatus
27. 2014-12-19
    soldstatus
28. 2011-03-31
    soldstatus
29. 2001-03-30
    soldstatus

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

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 ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$3,491
• Taxable income: $14,099
• Est. tax owed @ 24.0%: −$3,384
• After-tax cash flow: $11,787/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.48%
• Current HPI: 261.3091
• 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

-40.0% since first listed

29 events — show timeline

• 2026-04-24 Price Changed $120,000 NTREIS
• 2026-04-11 Relisted — NTREIS
• 2026-04-09 Contingent — NTREIS
• 2026-03-10 Price Changed $140,000 NTREIS
• 2026-02-05 Listed $160,000 NTREIS
• 2026-01-13 Listing Removed — NTREIS
• 2025-11-12 Price Changed $160,000 NTREIS
• 2025-08-15 Listed $170,000 NTREIS
• 2020-12-09 Sold (Public Records) — Public Records
• 2020-12-08 Sold (MLS) — NTREIS
• 2020-11-19 Pending — NTREIS
• 2020-10-24 Relisted — NTREIS
• 2020-10-16 Contingent — NTREIS
• 2020-10-09 Listed $150,000 NTREIS
• 2020-01-06 Listing Removed — NTREIS
• 2019-08-12 Price Changed $125,000 NTREIS
• 2019-07-30 Price Changed $147,000 NTREIS
• 2019-07-15 Listing Removed — NTREIS
• 2019-07-09 Relisted — NTREIS
• 2019-06-20 Listed $150,000 NTREIS
• 2019-05-18 Listing Removed — NTREIS
• 2018-12-28 Price Changed $159,000 NTREIS
• 2018-11-07 Price Changed $179,000 NTREIS
• 2018-09-09 Price Changed $189,000 NTREIS
• 2018-07-12 Listed $199,900 NTREIS
• 2015-10-09 Sold (Public Records) — Public Records
• 2014-12-19 Sold (Public Records) — Public Records
• 2011-03-31 Sold (Public Records) — Public Records
• 2001-03-30 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $7,115 · +9.5% YoY. Source: county tax records.