4335 N Fm 2276 · Henderson, TX 75652

$79,900

2 bd · 1.0 ba · 944 sqft · SingleFamily · 137 Days on market

Built 1933 Fair condition 0.49 ac lot ↓ 6% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Step back in time with this cozy 944 sq ft home, full of character and opportunity. Built in 1933, this 2-bedroom, 1-bath residence sits on a generous half-acre lot, offering space, privacy, and endless possibilities. Original charm shines through, making it a perfect canvas for updates and personalization. The fully fenced yard provides room for pets, gardening, or future expansion, while the large lot offers a rare chance to enjoy country-style living with room to grow. Whether you’re an investor, renovator, or buyer looking to create your dream home, this property is brimming with potential and waiting for your vision.

Key facts

• Original charm
• Fully fenced yard
• 0.49 acre lot

Tags

• FULLY FENCED YARD
• GENEROUS HALF-ACRE LOT
• ORIGINAL CHARM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.9% in Henderson — 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 69/100 on livability (#408 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Henderson ISD (town): math 30% / reading 35% proficiency, ranked #573 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 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 $5k of equity ($552 loan paydown + $5k appreciation (6.1% 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 (6.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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 1933 — 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. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.95×
• Total profit: $43,714
• Equity at exit: $50,528

10-year hold

• IRR: 27.7%
• Equity multiple: 6.03×
• Total profit: $112,608
• Equity at exit: $91,889

Cash invested: $22,372 (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 75652

• Home prices YoY: 1.8%
• Active inventory: 113
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $319

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 66%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,900 Active 137 DOM
2. 2026-06-18
   days on market $79,900 Active 136 DOM
3. 2026-06-17
   days on market $79,900 Active 135 DOM
4. 2026-06-16
   days on market $79,900 Active 134 DOM
5. 2026-06-15
   days on market $79,900 Active 133 DOM
6. 2026-06-14
   days on market $79,900 Active 131 DOM
7. 2026-06-13
   days on market $79,900 Active 130 DOM
8. 2026-06-10
   days on market $79,900 Active 128 DOM
9. 2026-06-09
   days on market $79,900 Active 127 DOM
10. 2026-06-09
    price $79,900 Active 126 DOM
11. 2026-06-08
    days on market $84,500 Active 126 DOM
12. 2026-06-07
    days on market $84,500 Active 125 DOM
13. 2026-06-02
    days on market $84,500 Active 120 DOM
14. 2026-06-01
    days on market $84,500 Active 119 DOM
15. 2026-05-31
    days on market $84,500 Active 118 DOM
16. 2026-05-30
    days on market $84,500 Active 117 DOM
17. 2026-03-12
    price $99,000 635-char remark

    Show marketing remark (635 chars)

    Step back in time with this cozy 944 sq ft home, full of character and opportunity. Built in 1933, this 2-bedroom, 1-bath residence sits on a generous half-acre lot, offering space, privacy, and endless possibilities. Original charm shines through, making it a perfect canvas for updates and personalization. The fully fenced yard provides room for pets, gardening, or future expansion, while the large lot offers a rare chance to enjoy country-style living with room to grow. Whether you’re an investor, renovator, or buyer looking to create your dream home, this property is brimming with potential and waiting for your vision.

18. 2026-02-02
    listed $105,000 Active 635-char remark

    Show marketing remark (635 chars)

    Step back in time with this cozy 944 sq ft home, full of character and opportunity. Built in 1933, this 2-bedroom, 1-bath residence sits on a generous half-acre lot, offering space, privacy, and endless possibilities. Original charm shines through, making it a perfect canvas for updates and personalization. The fully fenced yard provides room for pets, gardening, or future expansion, while the large lot offers a rare chance to enjoy country-style living with room to grow. Whether you’re an investor, renovator, or buyer looking to create your dream home, this property is brimming with potential and waiting for your vision.

ⓘ 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 ≥111°F today · 24 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: $13,240
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,324
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,180/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 Moderate rehab

This 944 sq ft home in Henderson, TX, presents as a moderate rehab project with fair condition. It offers potential for significant value increase through updates to the kitchen, bathrooms, exterior, and interior walls.

Repairs flagged

• Moderate kitchen cabinets — Older cabinets in need of replacement
• Moderate kitchen countertops — Worn countertops in need of replacement
• Minor bathroom fixtures — Basic fixtures that could be updated
• Moderate exterior siding — Worn siding that could be repainted or replaced
• Moderate interior walls — Worn paint that could be refreshed
• Moderate windows — Older windows that could be replaced with energy-efficient ones

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Both Replace worn kitchen cabinets and countertops — New cabinets and countertops can greatly improve the kitchen's functionality and aesthetics
• Both Replace basic bathroom fixtures — Upgraded fixtures can make the bathroom more functional and appealing
• Both Paint exterior siding — Fresh paint can improve the home's curb appeal and increase its value
• Both Replace worn hardwood floors — New flooring can make the home more comfortable and increase its value
• Both Replace older windows — New windows can improve energy efficiency and increase the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Older cabinets in need of replacement	Moderate	$3,000–15,000
kitchen countertops · Worn countertops in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · Basic fixtures that could be updated	Minor	$500–3,000
exterior siding · Worn siding that could be repainted or replaced	Moderate	$3,000–15,000
interior walls · Worn paint that could be refreshed	Moderate	$3,000–15,000
windows · Older windows that could be replaced with energy-efficient ones	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$15,500–78,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both Replace worn kitchen cabinets and countertops — New cabinets and countertops can greatly improve the kitchen's functionality and aesthetics ↑
• Both Replace basic bathroom fixtures — Upgraded fixtures can make the bathroom more functional and appealing ↑
• Both Paint exterior siding — Fresh paint can improve the home's curb appeal and increase its value ↑
• Both Replace worn hardwood floors — New flooring can make the home more comfortable and increase its value ↑
• Both Replace older windows — New windows can improve energy efficiency and increase the home's 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: Henderson ISD
• NCES district ID: 4822970
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $46,296
• Composite: 27.91/100
• National rank: #6868
• State rank: #573 of 826 in TX

Livability — Henderson

• Score: 69/100
• State rank: #408
• US rank: #8434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,782

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 20% Black 20% Two or more races 16%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▲ 6.06%
• Current HPI: 345.63
• 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

-5.7% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $99,000 LAAR
• 2026-02-02 Listed $105,000 LAAR