1000 E Titus St · Mexia, TX 76667

$55,000

2 bd · 2.0 ba · 988 sqft · SingleFamily public records · 90 Days on market

Built 1950 8,712 sqft lot $56/sqft · 42% below area Est $95k · 42% under ↓ 8% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenet occupied. This two bedroom house is a fixer upper that would be a good investment requiring cosmetic repairs. A large three room storage building with a half bath and a carport is also on the property. In addition to the two bedrooms, there are two living areas, two bathrooms, and a separate laundry room. A drive-through carport is conveniently attached to the side of the house.

Key facts

• 8,712 sq ft lot
• Parking
• Built 1950

Tags

• LARGE STORAGE BUILDING
• DRIVE-THROUGH CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($764 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.6% in Mexia — 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 (#458 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, schools F, amenities F.
• Mexia ISD (town): math 22% / reading 32% proficiency, ranked #696 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 129 active listings in the ZIP; 3 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; 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.39% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.0

CMA / ARV

• ARV (median comp): $95,000
• List price: $55,000
• Delta: -42.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 E Evergreen St	0.19mi	2/1.0	1,002 (+1%)	11mo	$59,900	$60	75
506 E Bowie St	0.54mi	2/1.0	1,034 (+5%)	3mo	$105,000	$102	60
815 E Sumpter St	0.59mi	2/1.0	1,064 (+8%)	3mo	$52,000	$49	53

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $923
• Equity at exit: $8,201

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $13,621
• Equity at exit: $4,755

Cash invested: $15,400 (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 76667

• Home prices YoY: -8.9%
• Active inventory: 129
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $764 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $154

Break-even live

Break-even rent $570

Max offer price $55,000

Occupancy floor 75%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 E Palestine St Mexia, TX	1.0	1.0	700	$722	$1.03	43d	1	0.35mi
920 E Sumpter St Mexia, TX	1.0	1.0	700	$747	$1.07	43d	1	0.48mi
825 Tehuacana Hwy Unit 204 Mexia, TX	2.0	1.0	700	$995	$1.42	43d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 90 DOM
2. 2026-06-17
   days on market $55,000 Active 89 DOM
3. 2026-06-16
   days on market $55,000 Active 88 DOM
4. 2026-06-15
   days on market $55,000 Active 87 DOM
5. 2026-06-15
   days on market $55,000 Active 86 DOM
6. 2026-06-13
   days on market $55,000 Active 85 DOM
7. 2026-06-12
   days on market $55,000 Active 84 DOM
8. 2026-06-10
   days on market $55,000 Active 81 DOM
9. 2026-06-08
   days on market $55,000 Active 80 DOM
10. 2026-06-08
    days on market $55,000 Active 79 DOM
11. 2026-06-07
    days on market $55,000 Active 78 DOM
12. 2026-06-03
    days on market $55,000 Active 75 DOM
13. 2026-06-02
    days on market $55,000 Active 74 DOM
14. 2026-06-01
    days on market $55,000 Active 73 DOM
15. 2026-05-31
    days on market $55,000 Active 72 DOM
16. 2026-05-04
    price $55,000 389-char remark

    Show marketing remark (389 chars)

    Tenet occupied. This two bedroom house is a fixer upper that would be a good investment requiring cosmetic repairs. A large three room storage building with a half bath and a carport is also on the property. In addition to the two bedrooms, there are two living areas, two bathrooms, and a separate laundry room. A drive-through carport is conveniently attached to the side of the house.

17. 2026-03-20
    listed $60,000 Active 389-char remark

    Show marketing remark (389 chars)

    Tenet occupied. This two bedroom house is a fixer upper that would be a good investment requiring cosmetic repairs. A large three room storage building with a half bath and a carport is also on the property. In addition to the two bedrooms, there are two living areas, two bathrooms, and a separate laundry room. A drive-through carport is conveniently attached to the side of the house.

18. 2025-02-03
    soldstatus
19. 2012-02-22
    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: $1,667 · $139/mo
• Projected year-2 tax: $1,667 · $139/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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,173
• − Mortgage interest: −$3,081
• − Property taxes: −$1,667
• − Insurance: −$275
• − Repairs & maintenance: −$734
• − Management: −$734
• − Depreciation: −$1,600
• Taxable income: $1,082
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $1,583/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: Mexia ISD
• NCES district ID: 4830420
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $37,464
• Composite: 22.48/100
• National rank: #8101
• State rank: #696 of 826 in TX

Livability — Mexia

• Score: 68/100
• State rank: #458
• US rank: #9265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexia, TX
• Population (ZIP): 10,494

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 29% Two or more races 24% Black 21%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.91%
• Current HPI: 161.8191
• 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

-8.3% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $55,000 NTREIS
• 2026-03-20 Listed $60,000 NTREIS
• 2025-02-03 Sold (Public Records) — Public Records
• 2012-02-22 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,667 · +19.2% YoY. Source: county tax records.