1210 W Brown St · Ennis, TX 75119

$58,900

3 bd · 1.0 ba · 868 sqft · SingleFamily public records · 3 Days on market

Built 1920 5,009 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Offer deadline 5pm Sunday May 10th. Multiple Offers. Prime opportunity for investors! This property is a blank canvas ready for a complete renovation. Situated on a desirable corner lot, it offers excellent potential for resale, or rental income. Located in a convenient area with easy access to major roads, shopping, and amenities. Bring your vision—this one is priced for a full rehab and being sold as-is. Calling all investors, flippers, and builders—don’t miss this value-add opportunity!

Key facts

• Easy access
• Complete renovation
• Convenient area

Tags

• CORNER LOT
• COMPLETE RENOVATION
• CONVENIENT AREA
• EASY ACCESS

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active; Listing agreement: Exclusive Right To Sell; Photos available: 1
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: No garage / no covered parking or carport
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1920; Detached (not attached to other units)
• Construction: Wood construction; Preowned
• Exterior features: Lot less than 0.5 acre (approx. 0.115 acre); Subdivision: J Rowe Ennis

Interior

• Kitchen: Cook stove excluded (belongs to owner's granddaughter and will be removed)
• Bedrooms: Primary bedroom on level 1 (approx. 11 x 10)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area; One dining area; Total of 2 rooms (per listing); Appliances: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Cap rate 21.4% vs local median 4.5% in Ennis — 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 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Houston El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 302 students, 77% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 364 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $407 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.80% ✓
• Cap rate: 21.37%
• Cash-on-cash: 53.83%
• DSCR: 3.40
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $183,148
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Metropolitan St	0.50mi	3/1.5	936 (+8%)	5mo	$197,900	$211	57
914 S Chatfield St	0.55mi	2/2.0 (-1)	948 (+9%)	1mo	$192,900	$203	49
504 W Lampasas St	0.51mi	2/1.0 (-1)	982 (+13%)	17mo	$135,000	$137	36
1204 Ann Dr	0.70mi	3/1.5	936 (+8%)	23mo	$220,000	$235	33

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 3.28×
• Total profit: $37,612
• Equity at exit: $8,782

10-year hold

• IRR: 57.3%
• Equity multiple: 6.67×
• Total profit: $93,575
• Equity at exit: $5,093

Cash invested: $16,492 (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 75119

• Rents YoY: 3.0%
• Active inventory: 364
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$309
• Tax from tax record: −$230 /mo · $2,757/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $740

Break-even live

Break-even rent $713

Max offer price $58,900

Occupancy floor 50%

Sensitivity live

Price	-10% $937	-5% $756	+0% $740	+5% $723	+10% $706
Rent	-10% $610	-5% $675	+0% $740	+5% $805	+10% $870
Rate	-1.0pp $769	-0.5pp $755	base $740	+0.5pp $725	+1.0pp $709

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 W Waco St Ennis, TX	3.0	2.0	1092	$1,750	$1.60	13d	1	0.32mi
1803 W Ennis Ave Ennis, TX	1.0–2.0	1.0–2.0	908	$1,729	$1.90	0d	14	0.42mi
914 S Chatfield St Ennis, TX	2.0	2.0	948	$1,595	$1.68	7d	1	0.52mi
715 W Tyler St Unit 715 Ennis, TX	4.0	1.5	1000	$1,700	$1.70	44d	1	0.58mi
800 N Clay St Apt E14 Ennis, TX	2.0	1.0	803	$1,000	$1.25	17d	1	0.71mi
110 W Knox St Unit 202 Ennis, TX	2.0	1.0	882	$1,400	$1.59	25d	1	0.72mi
605 SW Main St Ennis, TX	2.0	1.0	784	$1,500	$1.91	25d	1	0.76mi
1401 Old Bardwell Rd Unit B Ennis, TX	2.0	2.0	931	$1,195	$1.28	16d	1	0.79mi
1212 Grace Cir Ennis, TX	1.0–3.0	1.0–2.0	905	$1,500	$1.66	0d	2	0.85mi
1203 N Clay St Unit 122 Ennis, TX	2.0	2.0	1000	$1,400	$1.40	44d	1	0.89mi
205 W Gilmer St Ennis, TX	2.0	1.0	1052	$1,495	$1.42	13d	1	0.93mi
205 W Gilmer St Ennis, TX	2.0	1.0	1052	$1,400	$1.33	8d	1	0.93mi
1101 Biloxi Dr Ennis, TX	1.0–3.0	1.0–2.0	909	$1,575	$1.73	0d	4	1.16mi

Listing history 2 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $58,900 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: $2,757 · $230/mo
• Projected year-2 tax: $2,757 · $230/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $19,792
• − Mortgage interest: −$3,299
• − Property taxes: −$2,757
• − Insurance: −$294
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$1,713
• Taxable income: $8,561
• Est. tax owed @ 24.0%: −$2,055
• After-tax cash flow: $6,823/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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• Metro: Dallas-Fort Worth-Arlington, 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

2 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-05-08 Listed $58,900 NTREIS

Property tax history

+9.4%/yr

Latest (2025): $2,757 · +20.9% YoY. Source: county tax records.