91 County Road 1218 · Daingerfield, TX 75638

$20,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 28 Days on market

Built 1908 Poor condition

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks

Needs bare bones remodeling. Updated electrical and water. septic needs repairs. Great location secluded in east texas where you can live free and easy living. Great growing cities near by.

Key facts

• Updated electrical
• Updated water
• Secluded location

Tags

• UPDATED ELECTRICAL
• UPDATED WATER
• SECLUDED LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 40.0% vs local median 3.5% in Daingerfield — 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 67/100 on livability (#536 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Daingerfield-Lone Star ISD (town): math 24% / reading 32% proficiency, ranked #679 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 82 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $760 of equity ($138 loan paydown + $622 appreciation (3.1% local appreciation)).
• Morris County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,700 (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. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.38% ✓
• Cap rate: 39.96%
• Cash-on-cash: 120.25%
• DSCR: 6.35
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.83×
• Total profit: $38,275
• Equity at exit: $9,116

10-year hold

• IRR: —
• Equity multiple: 16.36×
• Total profit: $86,037
• Equity at exit: $14,146

Cash invested: $5,600 (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 75638

• Home prices YoY: 1.7%
• Active inventory: 82
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $561

Break-even live

Break-even rent $165

Max offer price $20,000

Occupancy floor 31%

Sensitivity live

Price	-10% $572	-5% $567	+0% $561	+5% $556	+10% $550
Rent	-10% $492	-5% $527	+0% $561	+5% $596	+10% $630
Rate	-1.0pp $571	-0.5pp $566	base $561	+0.5pp $556	+1.0pp $551

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $20,000 Active 28 DOM
2. 2026-06-18
   days on market $20,000 Active 27 DOM
3. 2026-06-17
   days on market $20,000 Active 26 DOM
4. 2026-06-16
   days on market $20,000 Active 25 DOM
5. 2026-06-15
   days on market $20,000 Active 24 DOM
6. 2026-06-14
   days on market $20,000 Active 22 DOM
7. 2026-06-12
   days on market $20,000 Active 21 DOM
8. 2026-06-09
   days on market $20,000 Active 18 DOM
9. 2026-06-08
   days on market $20,000 Active 17 DOM
10. 2026-06-07
    days on market $20,000 Active 16 DOM
11. 2026-06-07
    days on market $20,000 Active 15 DOM
12. 2026-06-02
    days on market $20,000 Active 11 DOM
13. 2026-06-01
    days on market $20,000 Active 10 DOM
14. 2026-05-31
    days on market $20,000 Active 9 DOM
15. 2026-05-30
    days on market $20,000 Active 8 DOM
16. 2026-05-23
    listed $20,000 Active

ⓘ 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: $203 · $17/mo
• Projected year-2 tax: $366 · $30/mo
• Expected delta: +$163/yr (+$14/mo · 80.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,501
• − Mortgage interest: −$1,120
• − Property taxes: −$203
• − Insurance: −$100
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$582
• Taxable income: $6,816
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $5,098/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

Poor 20/100 Extensive rehab

The property is in poor condition with significant overgrown vegetation and requires extensive landscaping and vegetation removal to improve its resale and rental value.

Repairs flagged

• Major vegetation removal — The overgrown vegetation is a major safety and aesthetic issue.
• Major landscaping — The overgrown vegetation needs to be trimmed and landscaped to improve curb appeal and safety.

Value-add opportunities

• Both landscaping and vegetation removal — Improving the landscaping and removing overgrown vegetation will enhance both the resale and rental value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
vegetation removal · The overgrown vegetation is a major safety and aesthetic issue.	Major	$15,000–50,000
landscaping · The overgrown vegetation needs to be trimmed and landscaped to improve curb appeal and safety.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and vegetation removal — Improving the landscaping and removing overgrown vegetation will enhance both the resale and rental value of the property. ↑

ⓘ 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: Daingerfield-Lone Star ISD
• NCES district ID: 4816180
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $39,097
• Composite: 23.48/100
• National rank: #7877
• State rank: #679 of 826 in TX

Livability — Daingerfield

• Score: 67/100
• State rank: #536
• US rank: #10463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,363

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Black 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scottish 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 10% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 186.7313
• 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

1 event — show timeline

• 2026-05-23 Listed $20,000 FSBO.com

Property tax history

+6.7%/yr

Latest (2025): $203 · +14.8% YoY. Source: county tax records.