208 Monroe St · Beckville, TX 75631

$132,500

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 25 Days on market

Built 1948

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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).

• Cash flow +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This newly remodeled home has new, tubs/shower, sinks, windows, flooring, light fixtures and so much more. The a/c heating system and hot water heater is new with all new plumbing. Its located on a corner lot in a quiet neighborhood. A+ rated school district. Spacious bed rooms with large living room and huge laundry/washroom. Lending available, FHA, VA, and conventional. With a 600 credit score and as low as $5000 down monthly payment would be around $1250 a month. All offers will be considered. The home is priced to sell but does not include commission for agents.

Key facts

• New flooring
• New sinks
• New light fixtures

Tags

• NEW TUBS SHOWER
• NEW SINKS
• NEW WINDOWS
• NEW FLOORING
• NEW LIGHT FIXTURES
• NEW A C HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (9.5% below list).
• Recommended offer: $120k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#967 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Beckville ISD (rural): math 57% / reading 59% proficiency, ranked #82 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 6 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($916 loan paydown + $4k appreciation (3.0% local appreciation)).
• Panola County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $119,881 (9.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 9.2

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: 10.4%
• Equity multiple: 1.59×
• Total profit: $22,021
• Equity at exit: $59,578

10-year hold

• IRR: 12.7%
• Equity multiple: 2.88×
• Total profit: $69,862
• Equity at exit: $91,816

Cash invested: $37,100 (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 75631

• Active inventory: 23
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $95

Break-even live

Break-even rent $1,078

Max offer price $132,500

Occupancy floor 87%

Sensitivity live

Price	-10% $170	-5% $133	+0% $95	+5% $58	+10% $20
Rent	-10% $1	-5% $48	+0% $95	+5% $143	+10% $190
Rate	-1.0pp $162	-0.5pp $129	base $95	+0.5pp $61	+1.0pp $26

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $132,500 Active 25 DOM
2. 2026-06-18
   days on market $132,500 Active 23 DOM
3. 2026-06-17
   days on market $132,500 Active 22 DOM
4. 2026-06-16
   days on market $132,500 Active 21 DOM
5. 2026-06-15
   days on market $132,500 Active 20 DOM
6. 2026-06-13
   days on market $132,500 Active 18 DOM
7. 2026-06-12
   days on market $132,500 Active 17 DOM
8. 2026-06-09
   days on market $132,500 Active 14 DOM
9. 2026-06-08
   days on market $132,500 Active 13 DOM
10. 2026-06-08
    days on market $132,500 Active 12 DOM
11. 2026-06-07
    days on market $132,500 Active 11 DOM
12. 2026-06-03
    days on market $132,500 Active 8 DOM
13. 2026-06-02
    days on market $132,500 Active 7 DOM
14. 2026-06-01
    days on market $132,500 Active 6 DOM
15. 2026-05-31
    days on market $132,500 Active 5 DOM
16. 2026-05-26
    listed $132,500 Active
17. 2019-04-29
    soldstatus
18. 2014-05-23
    soldstatus
19. 2009-07-22
    soldstatus
20. 2006-10-20
    soldstatus
21. 2001-11-29
    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: $1,218 · $102/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$1,206/yr (+$101/mo · 99.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $14,386
• − Mortgage interest: −$7,422
• − Property taxes: −$1,218
• − Insurance: −$662
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,855
• Taxable loss: −$1,073
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $1,403/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: Beckville ISD
• NCES district ID: 4809690
• Math proficiency: 57% ▼ -2.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $54,283
• Composite: 49.83/100
• National rank: #1950
• State rank: #82 of 826 in TX

Livability — Beckville

• Score: 62/100
• State rank: #967
• US rank: #17160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beckville, TX
• Population (ZIP): 2,644

Population outlook (Panola County) Hauer SSP2

• Today (2025): 23,273 people
• By 2030: 22,845 · -1.8%
• By 2040: 21,652 · -7.0%
• By 2050: 20,107 · -13.6%
• By 2075: 15,709 · -32.5%
• By 2100: 11,013 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Black 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: German 4% Lithuanian 3% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Panola

• 2024 margin: Solid R (+66.4) · D 16.7% · R 83.1%
• 2008→2024 swing: -17.5pp toward R · 2008: -48.9pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+63.5 2016: R+63.5 2012: R+56.1 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

6 events — show timeline

• 2026-05-26 Listed $132,500 FSBO.com
• 2019-04-29 Sold (Public Records) — Public Records
• 2014-05-23 Sold (Public Records) — Public Records
• 2009-07-22 Sold (Public Records) — Public Records
• 2006-10-20 Sold (Public Records) — Public Records
• 2001-11-29 Sold (Public Records) — Public Records

Property tax history

+29.5%/yr

Latest (2025): $1,218 · -6.6% YoY. Source: county tax records.