200, 202, 204 Pineview · Crockett, TX 75835

$209,000

2 bd · 1.0 ba · 576 sqft · MultiFamily · 489 Days on market

Built 1982 Fair condition ↓ 15% since listing

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Why this score? — see what drove the C 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

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

RENTAL INVESTMENT – 3 UNITS! Come check out this great investment property inside Loop 304 in Crockett, TX. If you’re wanting to get in the rental business or add to your existing portfolio, this is a must see. There are three patio homes – each has two bedrooms, one bath, handy kitchen and nice living area. There is also wooden decks on the back of the homes, overlooking pretty woods that give you that peaceful, calm feeling. Each unit is currently rented for $650. There is an extra lot that comes with these homes, so there is room to build an additional rental home. Call today to schedule a private tour of this great investment.

Key facts

• Extra lot
• Overlooking woods
• Three units

Tags

• THREE UNITS
• PATIO HOMES
• WOODEN DECKS
• EXTRA LOT
• OVERLOOKING WOODS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $209k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.2% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Crockett ISD (town): math 22% / reading 28% proficiency, ranked #736 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 489 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 489 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. 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 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.0

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-485
• Equity at exit: $31,163

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $42,667
• Equity at exit: $18,071

Cash invested: $58,520 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $2,491 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $524

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,490
Total (3 units)			$2,491

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N 5th St Unit 4 Crockett, TX	1.0	1.0	650	$650	$1.00	44d	1	0.54mi

Listing history 13 events

1. 2026-06-08
   days on market $209,000 Active 489 DOM
2. 2026-06-08
   days on market $209,000 Active 488 DOM
3. 2026-06-07
   days on market $209,000 Active 487 DOM
4. 2026-06-03
   days on market $209,000 Active 484 DOM
5. 2026-06-02
   days on market $209,000 Active 483 DOM
6. 2026-06-01
   days on market $209,000 Active 482 DOM
7. 2026-05-31
   days on market $209,000 Active 481 DOM
8. 2026-02-17
   price $209,000 656-char remark

   Show marketing remark (657 chars)

   RENTAL INVESTMENT – 3 UNITS! Come check out this great investment property inside Loop 304 in Crockett, TX. If you’re wanting to get in the rental business or add to your existing portfolio, this is a must see. There are three patio homes – each has two bedrooms, one bath, handy kitchen and nice living area. There is also wooden decks on the back of the homes, overlooking pretty woods that give you that peaceful, calm feeling. Each unit is currently rented for $650. There is an extra lot that comes with these homes, so there is room to build an additional rental home. Call today to schedule a private tour of this great investment.

9. 2026-02-17
   price $209,000 657-char remark

   Show marketing remark (657 chars)

   RENTAL INVESTMENT – 3 UNITS! Come check out this great investment property inside Loop 304 in Crockett, TX. If you’re wanting to get in the rental business or add to your existing portfolio, this is a must see. There are three patio homes – each has two bedrooms, one bath, handy kitchen and nice living area. There is also wooden decks on the back of the homes, overlooking pretty woods that give you that peaceful, calm feeling. Each unit is currently rented for $650. There is an extra lot that comes with these homes, so there is room to build an additional rental home. Call today to schedule a private tour of this great investment.

10. 2025-10-27
    price $228,000 656-char remark

    Show marketing remark (657 chars)

    RENTAL INVESTMENT – 3 UNITS! Come check out this great investment property inside Loop 304 in Crockett, TX. If you’re wanting to get in the rental business or add to your existing portfolio, this is a must see. There are three patio homes – each has two bedrooms, one bath, handy kitchen and nice living area. There is also wooden decks on the back of the homes, overlooking pretty woods that give you that peaceful, calm feeling. Each unit is currently rented for $650. There is an extra lot that comes with these homes, so there is room to build an additional rental home. Call today to schedule a private tour of this great investment.

11. 2025-10-27
    price $228,000 657-char remark

    Show marketing remark (657 chars)

    RENTAL INVESTMENT – 3 UNITS! Come check out this great investment property inside Loop 304 in Crockett, TX. If you’re wanting to get in the rental business or add to your existing portfolio, this is a must see. There are three patio homes – each has two bedrooms, one bath, handy kitchen and nice living area. There is also wooden decks on the back of the homes, overlooking pretty woods that give you that peaceful, calm feeling. Each unit is currently rented for $650. There is an extra lot that comes with these homes, so there is room to build an additional rental home. Call today to schedule a private tour of this great investment.

12. 2025-02-04
    listed $245,000 Active 656-char remark

    Show marketing remark (657 chars)

    RENTAL INVESTMENT – 3 UNITS! Come check out this great investment property inside Loop 304 in Crockett, TX. If you’re wanting to get in the rental business or add to your existing portfolio, this is a must see. There are three patio homes – each has two bedrooms, one bath, handy kitchen and nice living area. There is also wooden decks on the back of the homes, overlooking pretty woods that give you that peaceful, calm feeling. Each unit is currently rented for $650. There is an extra lot that comes with these homes, so there is room to build an additional rental home. Call today to schedule a private tour of this great investment.

13. 2025-02-04
    listed $245,000 Active 657-char remark

    Show marketing remark (657 chars)

    RENTAL INVESTMENT – 3 UNITS! Come check out this great investment property inside Loop 304 in Crockett, TX. If you’re wanting to get in the rental business or add to your existing portfolio, this is a must see. There are three patio homes – each has two bedrooms, one bath, handy kitchen and nice living area. There is also wooden decks on the back of the homes, overlooking pretty woods that give you that peaceful, calm feeling. Each unit is currently rented for $650. There is an extra lot that comes with these homes, so there is room to build an additional rental home. Call today to schedule a private tour of this great investment.

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,892
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$6,080
• Taxable income: $3,142
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $5,528/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 multi-family property requires moderate renovations, including siding and roof repairs, to improve its condition and value. Landscaping and exterior painting would significantly enhance its curb appeal and rental potential.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Shingles are visibly deteriorated
• Major landscaping — Overgrown vegetation needs trimming

Value-add opportunities

• Both painting and updating exterior — Enhances curb appeal and value
• Both roof replacement — Critical for structural integrity and value
• Both landscaping and yard maintenance — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Shingles are visibly deteriorated	Major	$15,000–50,000
landscaping · Overgrown vegetation needs trimming	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting and updating exterior — Enhances curb appeal and value ↑
• Both roof replacement — Critical for structural integrity and value ↑
• Both landscaping and yard maintenance — Improves curb appeal and rental 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: Crockett ISD
• NCES district ID: 4815720
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $26,917
• Composite: 19.83/100
• National rank: #8699
• State rank: #736 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, TX
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

-14.7% since first listed

6 events — show timeline

• 2026-02-17 Price Changed $209,000 GTAR
• 2026-02-17 Price Changed $209,000 HARMLS
• 2025-10-27 Price Changed $228,000 GTAR
• 2025-10-27 Price Changed $228,000 HARMLS
• 2025-02-04 Listed $245,000 HARMLS
• 2025-02-04 Listed $245,000 GTAR