100 N Files St · Itasca, TX 76055

$164,900

3 bd · 3.0 ba · 1,945 sqft · MultiFamily · 96 Days on market

Built 1949 Fair condition 9,148 sqft lot $85/sqft · 16% below area Est $195k · 16% under

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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 +21.6/30.0
• ARV discount +14.5/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Cute Duplex on oversized city lot. 2-2 Side A & 1-1 Side B Duplex. Needs cosmetic work but you could move right in. Buyer’s agents welcome. This house qualifies for special bank financing with zero down or traditional financing works as well. Owner will Carry with reasonable down as well (owner doesn’t care about cre dit). If interested come drive by the house. There’s a sign in front of the house with my cell (Listing Agent) on it. Call me and I’ll get you inside to see it. This duplex in the heart of Itasca is perfect for those looking to generate additional income or would be a great set up for multi-generational living. You could also convert it back into a single family dwelling. Lot has additional road frontage so you could build a 2nd home or workshop or detached garage. If interested come drive by the house and call me and I’ll get you inside to see it. Priced to sell — don’t wait. Schedule your private showing today before this one’s gone.

Key facts

• Oversized city lot
• 9,148 sq ft lot
• Built 1949

Tags

• OVERSIZED CITY LOT
• GENERATE ADDITIONAL INCOME
• MULTI-GENERATIONAL LIVING
• ADDITIONAL ROAD FRONTAGE
• WORKSHOP OR DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.7% in Itasca — 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 63/100 on livability (#832 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools D-, amenities F.
• Itasca ISD (rural): math 23% / reading 35% proficiency, ranked #636 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 83 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $195,382
• List price: $164,900
• Delta: -15.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $105,769
• Equity at exit: $148,555

10-year hold

• IRR: 25.2%
• Equity multiple: 7.48×
• Total profit: $298,995
• Equity at exit: $320,364

Cash invested: $46,172 (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 76055

• Home prices YoY: 4.1%
• Active inventory: 83
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $250

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 81%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 E Henderson St Itasca, TX	3.0	2.0	1485	$1,750	$1.18	11d	1	0.32mi
111 Minnie Dr Itasca, TX	3.0	2.0	1250	$1,775	$1.42	43d	1	0.46mi

Listing history 20 events

1. 2026-06-18
   days on market $164,900 Active 96 DOM
2. 2026-06-17
   days on market $164,900 Active 95 DOM
3. 2026-06-16
   days on market $164,900 Active 94 DOM
4. 2026-06-15
   days on market $164,900 Active 93 DOM
5. 2026-06-13
   days on market $164,900 Active 91 DOM
6. 2026-06-12
   days on market $164,900 Active 90 DOM
7. 2026-06-10
   days on market $164,900 Active 87 DOM
8. 2026-06-08
   days on market $164,900 Active 86 DOM
9. 2026-06-08
   days on market $164,900 Active 85 DOM
10. 2026-06-05
    days on market $164,900 Active 83 DOM
11. 2026-06-03
    days on market $164,900 Active 81 DOM
12. 2026-06-02
    days on market $164,900 Active 80 DOM
13. 2026-06-01
    days on market $164,900 Active 79 DOM
14. 2026-05-31
    days on market $164,900 Active 78 DOM
15. 2026-04-17
    price $164,900 1016-char remark

    Show marketing remark (1016 chars)

    Cute Duplex on oversized city lot. 2-2 Side A & 1-1 Side B Duplex. Needs cosmetic work but you could move right in. Buyer’s agents welcome. This house qualifies for special bank financing with zero down or traditional financing works as well. Owner will Carry with reasonable down as well (owner doesn’t care about cre dit). If interested come drive by the house. There’s a sign in front of the house with my cell (Listing Agent) on it. Call me and I’ll get you inside to see it. This duplex in the heart of Itasca is perfect for those looking to generate additional income or would be a great set up for multi-generational living. You could also convert it back into a single family dwelling. Lot has additional road frontage so you could build a 2nd home or workshop or detached garage. If interested come drive by the house and call me and I’ll get you inside to see it. Priced to sell — don’t wait. Schedule your private showing today before this one’s gone.

16. 2026-03-19
    status Active 1016-char remark

    Show marketing remark (1016 chars)

    Cute Duplex on oversized city lot. 2-2 Side A & 1-1 Side B Duplex. Needs cosmetic work but you could move right in. Buyer’s agents welcome. This house qualifies for special bank financing with zero down or traditional financing works as well. Owner will Carry with reasonable down as well (owner doesn’t care about cre dit). If interested come drive by the house. There’s a sign in front of the house with my cell (Listing Agent) on it. Call me and I’ll get you inside to see it. This duplex in the heart of Itasca is perfect for those looking to generate additional income or would be a great set up for multi-generational living. You could also convert it back into a single family dwelling. Lot has additional road frontage so you could build a 2nd home or workshop or detached garage. If interested come drive by the house and call me and I’ll get you inside to see it. Priced to sell — don’t wait. Schedule your private showing today before this one’s gone.

17. 2026-03-05
    status Pending 1016-char remark

    Show marketing remark (1016 chars)

    Cute Duplex on oversized city lot. 2-2 Side A & 1-1 Side B Duplex. Needs cosmetic work but you could move right in. Buyer’s agents welcome. This house qualifies for special bank financing with zero down or traditional financing works as well. Owner will Carry with reasonable down as well (owner doesn’t care about cre dit). If interested come drive by the house. There’s a sign in front of the house with my cell (Listing Agent) on it. Call me and I’ll get you inside to see it. This duplex in the heart of Itasca is perfect for those looking to generate additional income or would be a great set up for multi-generational living. You could also convert it back into a single family dwelling. Lot has additional road frontage so you could build a 2nd home or workshop or detached garage. If interested come drive by the house and call me and I’ll get you inside to see it. Priced to sell — don’t wait. Schedule your private showing today before this one’s gone.

18. 2026-02-25
    listed $169,900 Active 1016-char remark

    Show marketing remark (1016 chars)

    Cute Duplex on oversized city lot. 2-2 Side A & 1-1 Side B Duplex. Needs cosmetic work but you could move right in. Buyer’s agents welcome. This house qualifies for special bank financing with zero down or traditional financing works as well. Owner will Carry with reasonable down as well (owner doesn’t care about cre dit). If interested come drive by the house. There’s a sign in front of the house with my cell (Listing Agent) on it. Call me and I’ll get you inside to see it. This duplex in the heart of Itasca is perfect for those looking to generate additional income or would be a great set up for multi-generational living. You could also convert it back into a single family dwelling. Lot has additional road frontage so you could build a 2nd home or workshop or detached garage. If interested come drive by the house and call me and I’ll get you inside to see it. Priced to sell — don’t wait. Schedule your private showing today before this one’s gone.

19. 2026-01-09
    historical
20. 2025-09-18
    listed $119,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,110
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,797
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,906/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 · 12 photos

Fair 45/100 Cosmetic rehab

This duplex requires cosmetic repairs and maintenance to improve its condition and value. Painting, updating countertops and tile, and landscaping would significantly enhance its curb appeal and overall value.

Repairs flagged

• Minor exterior siding — Slight discoloration
• Minor interior paint — Light scuff marks
• Minor kitchen countertops — Dated appearance
• Minor bathroom tile — Dated appearance
• Minor landscaping — Overgrown areas

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace countertops — Improves functionality and aesthetics
• Both Replace bathroom tile — Enhances curb appeal and functionality
• Both Landscaping — Enhances curb appeal and overall property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Slight discoloration	Minor	$500–3,000
interior paint · Light scuff marks	Minor	$500–3,000
kitchen countertops · Dated appearance	Minor	$500–3,000
bathroom tile · Dated appearance	Minor	$500–3,000
landscaping · Overgrown areas	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — Improves functionality and aesthetics ↑
• Both Replace bathroom tile — Enhances curb appeal and functionality ↑
• Both Landscaping — Enhances curb appeal and overall property value ↑

ⓘ 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: Itasca ISD
• NCES district ID: 4824480
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 35% ▼ -1.00%
• Median HH income: $49,224
• Composite: 25.26/100
• National rank: #7499
• State rank: #636 of 826 in TX

Livability — Itasca

• Score: 63/100
• State rank: #832
• US rank: #14977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Itasca, TX
• City population: 3,719
• Population (ZIP): 3,719

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.37%
• Current HPI: 264.5221
• 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

+37.5% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $164,900 NTREIS
• 2026-03-19 Relisted — NTREIS
• 2026-03-05 Pending — NTREIS
• 2026-02-25 Listed $169,900 NTREIS
• 2026-01-09 Listing Removed — NTREIS
• 2025-09-18 Listed $119,900 NTREIS