110 Acorn Dr · Marshall, TX 75670

$58,989

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 224 Days on market

Built 1925 0.30 ac lot $33/sqft · 22% below area Est $76k · 22% under ↓ 26% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TWO STORY! Looking for a home that needs your DIY skills? Well, your search is over once you catch sight of this amazing investment property in the Marshall, TX area. This home has so much potential that you are able to feel it as soon as you drive up. It has a traditional uphill look in the midst of tall trees and a large yard. When you step foot inside you are greeted by a large living room with a fireplace and double doors. The home also features a perfect kitchen area, spacious bedrooms, and a dramatic staircase that makes it look even more elegant. This home is just waiting for the right person to come update and customize it in order to make it truly shine. It is being sold AS IS but there will be some foundation repairs. WE MAKE IT EASY TO OWN. This is a great opportunity. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Investment property
• Large yard
• Double doors

Tags

• TWO STORY
• INVESTMENT PROPERTY
• LARGE YARD
• LARGE LIVING ROOM
• FIREPLACE
• DOUBLE DOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 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); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 42% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,910 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
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: 2.53% ✓
• Cap rate: 22.83%
• Cash-on-cash: 59.06%
• DSCR: 3.63
• GRM: 3.3

CMA / ARV

• ARV (median comp): $75,741
• List price: $58,989
• Delta: -22.12%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 57.7%
• Equity multiple: 3.56×
• Total profit: $42,215
• Equity at exit: $8,795

10-year hold

• IRR: 62.6%
• Equity multiple: 7.26×
• Total profit: $103,420
• Equity at exit: $5,100

Cash invested: $16,517 (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 75670

• Home prices YoY: -33.8%
• Active inventory: 143
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $813

Break-even live

Break-even rent $464

Max offer price $58,989

Occupancy floor 41%

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: $14,747
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Elm St Marshall, TX	3.0	1.0	1439	$1,662	$1.15	44d	1	0.55mi
1101 James Farmer St Marshall, TX	4.0	2.0	1350	$1,650	$1.22	13d	1	0.60mi
1509 Martin Luther King Jr. Blvd Marshall, TX	2.0–3.0	1.0–2.0	1306	$1,256	$0.96	44d	8	0.63mi

Listing history 24 events

1. 2026-06-19
   days on market $58,989 Active 224 DOM
2. 2026-06-18
   days on market $58,989 Active 223 DOM
3. 2026-06-17
   days on market $58,989 Active 222 DOM
4. 2026-06-16
   days on market $58,989 Active 221 DOM
5. 2026-06-15
   days on market $58,989 Active 220 DOM
6. 2026-06-14
   days on market $58,989 Active 218 DOM
7. 2026-06-13
   days on market $58,989 Active 217 DOM
8. 2026-06-10
   days on market $58,989 Active 215 DOM
9. 2026-06-09
   days on market $58,989 Active 214 DOM
10. 2026-06-08
    days on market $58,989 Active 213 DOM
11. 2026-06-07
    days on market $58,989 Active 212 DOM
12. 2026-06-02
    days on market $58,989 Active 207 DOM
13. 2026-06-01
    days on market $58,989 Active 206 DOM
14. 2026-05-31
    days on market $58,989 Active 205 DOM
15. 2026-05-30
    days on market $58,989 Active 204 DOM
16. 2025-11-07
    listed $58,989 Active 962-char remark

    Show marketing remark (962 chars)

    TWO STORY! Looking for a home that needs your DIY skills? Well, your search is over once you catch sight of this amazing investment property in the Marshall, TX area. This home has so much potential that you are able to feel it as soon as you drive up. It has a traditional uphill look in the midst of tall trees and a large yard. When you step foot inside you are greeted by a large living room with a fireplace and double doors. The home also features a perfect kitchen area, spacious bedrooms, and a dramatic staircase that makes it look even more elegant. This home is just waiting for the right person to come update and customize it in order to make it truly shine. It is being sold AS IS but there will be some foundation repairs. WE MAKE IT EASY TO OWN. This is a great opportunity. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2023-12-31
    historical
18. 2022-12-16
    price $66,999
19. 2022-07-26
    price $71,999
20. 2021-11-26
    status Active
21. 2021-06-17
    historical
22. 2021-06-11
    price $74,999
23. 2020-12-10
    listed $79,999 Active
24. 2000-01-01
    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: $396 · $33/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$684/yr (+$57/mo · 172.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,921
• − Mortgage interest: −$3,304
• − Property taxes: −$396
• − Insurance: −$295
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$1,716
• Taxable income: $9,343
• Est. tax owed @ 24.0%: −$2,242
• After-tax cash flow: $7,513/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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, TX
• County: Harrison County · 18,670 people
• City population: 18,670
• Metro: Longview, TX
• Population (ZIP): 18,670
• Household income: $42,386
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 598.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 39% White 35% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.33%
• Current HPI: 100.3741
• Rent YoY: —
• Metro: Longview, TX
• 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

-26.3% since first listed

9 events — show timeline

• 2025-11-07 Listed $58,989 HARMLS
• 2023-12-31 Listing Removed — HARMLS
• 2022-12-16 Price Changed $66,999 HARMLS
• 2022-07-26 Price Changed $71,999 HARMLS
• 2021-11-26 Relisted — HARMLS
• 2021-06-17 Listing Removed — HARMLS
• 2021-06-11 Price Changed $74,999 HARMLS
• 2020-12-10 Listed $79,999 HARMLS
• 2000-01-01 Sold (Public Records) — Public Records

Property tax history

-6.4%/yr

Latest (2025): $396 · +18.9% YoY. Source: county tax records.