309 E Brandon St · Overton, TX 75684

$109,900

9 bd · 9.0 ba · 1,700 sqft · MultiFamily public records · 23 Days on market

Built 1940 5,968 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
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

Key facts

• Shady lot
• New bathroom vanity
• Recent roof

Tags

• TRIPLEX IN OVERTON
• SHADY LOT
• MATURE TREES
• RECENT ROOF
• REMODELED WITH FRESH PAINT
• NEW BATHROOM VANITY

Property features AI

Exterior

• Parking: Paved parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Triplex residential income property; Single-story
• Construction: Aluminum and vinyl siding; Composition roof
• Exterior features: Patio; Lot approximately 0.137 acres; Zoned for multi-family dwelling (Multi Fam Dwelling 11)

Interior

• Kitchen: Electric oven, Electric range, Refrigerator
• Flooring: Vinyl
• Heating & cooling: Space heater; Ceiling fans; Window air conditioning units
• Interior features: Electric oven, Electric range, Refrigerator; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $668/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#432 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Overton ISD (rural): math 31% / reading 32% proficiency, ranked #582 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Overton El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 237 students, 73% FRL); Overton H S (math 32% / reading 27%, grade F, #1,112 of 1,632 statewide, top 70%, 257 students, 66% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Rusk County population projected to shrink 5% 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 3.15% ✓
• Cap rate: 28.16%
• Cash-on-cash: 78.11%
• DSCR: 4.48
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 82.6%
• Equity multiple: 5.58×
• Total profit: $140,852
• Equity at exit: $49,416

10-year hold

• IRR: 82.1%
• Equity multiple: 11.49×
• Total profit: $322,690
• Equity at exit: $76,156

Cash invested: $30,772 (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 75684

• Active inventory: 70
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,461 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $2,003

Break-even live

Break-even rent $925

Max offer price $109,900

Occupancy floor 37%

Sensitivity live

Price	-10% $2,065	-5% $2,034	+0% $2,003	+5% $1,972	+10% $1,941
Rent	-10% $1,730	-5% $1,866	+0% $2,003	+5% $2,140	+10% $2,277
Rate	-1.0pp $2,058	-0.5pp $2,031	base $2,003	+0.5pp $1,975	+1.0pp $1,946

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,462
Total (3 units)			$3,461

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $109,900 Active 23 DOM
2. 2026-06-18
   days on market $109,900 Active 22 DOM
3. 2026-06-17
   days on market $109,900 Active 21 DOM
4. 2026-06-16
   days on market $109,900 Active 20 DOM
5. 2026-06-15
   price $109,900 Active 19 DOM
6. 2026-06-15
   days on market $129,900 Active 19 DOM
7. 2026-06-14
   days on market $129,900 Active 17 DOM
8. 2026-06-13
   days on market $129,900 Active 16 DOM
9. 2026-06-10
   days on market $129,900 Active 14 DOM
10. 2026-06-09
    days on market $129,900 Active 13 DOM
11. 2026-06-08
    days on market $129,900 Active 12 DOM
12. 2026-06-07
    days on market $129,900 Active 11 DOM
13. 2026-06-03
    days on market $129,900 Active 7 DOM
14. 2026-06-02
    days on market $129,900 Active 6 DOM
15. 2026-06-01
    days on market $129,900 Active 5 DOM
16. 2026-05-31
    days on market $129,900 Active 4 DOM
17. 2026-05-30
    days on market $129,900 Active 3 DOM
18. 2026-04-13
    price $129,900 661-char remark
19. 2026-03-11
    price $139,900 661-char remark
20. 2026-02-07
    price $149,900 661-char remark
21. 2025-12-06
    listed $159,900 Active 661-char remark
22. 2024-01-31
    soldstatus
23. 2024-01-29
    historical $695
24. 2024-01-26
    price $100,000 254-char remark

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

25. 2024-01-26
    soldstatus Closed 254-char remark

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

26. 2024-01-26
    soldstatus Closed

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

27. 2024-01-26
    soldstatus Sold

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

28. 2024-01-05
    listed $695
29. 2024-01-01
    status Pending
30. 2023-12-30
    status Pending
31. 2023-12-21
    historical 254-char remark

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

32. 2023-12-21
    historical Active Option Contract

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

33. 2023-12-21
    status Option Pending

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

34. 2023-10-24
    status Active 254-char remark

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

35. 2023-10-24
    status Active

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

36. 2023-10-24
    status Active

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

37. 2023-10-21
    historical 254-char remark

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

38. 2023-10-20
    historical Active Option Contract
39. 2023-10-20
    status Option Pending
40. 2023-10-06
    historical $695
41. 2023-09-24
    listed $695
42. 2023-09-21
    listed $119,000 Active 254-char remark

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

43. 2023-09-21
    listed $119,000 Active

    Show marketing remark (254 chars)

    Looking for an income producing property? Investors welcome here! Extremely affordable 3-plex in Overton TX, each unit consisting of 1 bedroom 1 bath on a . 138 acre lot with mature trees and NEW roof. Do not disturb tenants. Schedule your showing today!

44. 2023-09-02
    price $119,000
45. 2023-09-02
    status Active
46. 2023-06-24
    status Pending
47. 2023-02-03
    listed $99,000 Active
48. 2022-08-22
    soldstatus
49. 2022-03-18
    soldstatus
50. 1972-12-29
    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: $1,308 · $109/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$704/yr (+$59/mo · 53.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $41,532
• − Mortgage interest: −$6,156
• − Property taxes: −$1,308
• − Insurance: −$550
• − Repairs & maintenance: −$3,323
• − Management: −$3,323
• − Depreciation: −$3,197
• Taxable income: $23,677
• Est. tax owed @ 24.0%: −$5,682
• After-tax cash flow: $18,355/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: Overton ISD
• NCES district ID: 4833870
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $48,386
• Composite: 27.3/100
• National rank: #7000
• State rank: #582 of 826 in TX

Livability — Overton

• Score: 69/100
• State rank: #432
• US rank: #8906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overton, TX
• Population (ZIP): 7,655

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 15% Black 11%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+11.0% since first listed

34 events — show timeline

• 2026-06-15 Price Changed $109,900 GTAR
• 2026-05-27 Listed $129,900 GTAR
• 2026-04-13 Price Changed $129,900 GTAR
• 2026-03-11 Price Changed $139,900 GTAR
• 2026-02-07 Price Changed $149,900 GTAR
• 2024-01-31 Sold (Public Records) — Public Records
• 2024-01-29 Rental Removed $695 APPFOLIO
• 2024-01-26 Price Changed $100,000 GTAR
• 2024-01-26 Sold (MLS) — HARMLS
• 2024-01-26 Sold (MLS) — NTREIS
• 2024-01-26 Sold (MLS) — GTAR
• 2024-01-05 Listed for Rent $695 APPFOLIO
• 2024-01-01 Pending — NTREIS
• 2023-12-30 Pending — HARMLS
• 2023-12-21 Delisted — GTAR
• 2023-12-21 Contingent — NTREIS
• 2023-12-21 Pending — HARMLS
• 2023-10-24 Relisted — GTAR
• 2023-10-24 Relisted — NTREIS
• 2023-10-24 Relisted — HARMLS
• 2023-10-21 Delisted — GTAR
• 2023-10-20 Contingent — NTREIS
• 2023-10-20 Pending — HARMLS
• 2023-10-06 Rental Removed $695 APPFOLIO
• 2023-09-24 Listed for Rent $695 APPFOLIO
• 2023-09-21 Listed $119,000 NTREIS
• 2023-09-21 Listed $119,000 GTAR
• 2023-09-02 Price Changed $119,000 HARMLS
• 2023-09-02 Relisted — HARMLS
• 2023-06-24 Pending — HARMLS
• 2023-02-03 Listed $99,000 HARMLS
• 2022-08-22 Sold (Public Records) — Public Records
• 2022-03-18 Sold (Public Records) — Public Records
• 1972-12-29 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,308 · +3.4% YoY. Source: county tax records.