1010 N Main St · Winnsboro, TX 75494

$209,500

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 225 Days on market

Built 1960 Est $219k · at est.

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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 +21.2/30.0
• ARV discount +9.4/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

Key facts

• Open floor plan
• Remodeled kitchen
• Room for garden

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• REMODELED KITCHEN
• WORKING WATER WELL
• ROOM FOR GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.8% in Winnsboro — 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 (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winnsboro El (355 students, 71% FRL); Winnsboro J H (math 48% / reading 40%, grade D, #512 of 1,662 statewide, top 32%, 360 students, 53% FRL); Winnsboro H S (math 67% / reading 62%, grade B-, #199 of 1,632 statewide, top 14%, 492 students, 65% FRL).
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Franklin 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.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $184,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $218,880
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 N Main St	0.10mi	3/1.5	1,538 (+1%)	1mo	$210,000	$137	90
308 Jeannine St	0.26mi	3/2.0	1,615 (+6%)	6mo	$236,900	$147	69
641 Mitchell St	0.70mi	3/2.0	1,500 (-1%)	4mo	$194,500	$130	58
506 Winn Dr	0.73mi	3/2.0	1,422 (-6%)	2mo	$199,500	$140	49
504 N Main St	0.55mi	3/2.0	1,710 (+12%)	2mo	$245,888	$144	48
601 Mitchell St	0.67mi	2/2.0 (-1)	1,470 (-3%)	23mo	$239,900	$163	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-14,552
• Equity at exit: $31,237

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $12,421
• Equity at exit: $18,114

Cash invested: $58,660 (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 75494

• Home prices YoY: -10.9%
• Active inventory: 220
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$1,099
• Tax from tax record: −$276 /mo · $3,310/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $304

Break-even live

Break-even rent $1,850

Max offer price $209,500

Occupancy floor 81%

Sensitivity live

Price	-10% $422	-5% $363	+0% $304	+5% $245	+10% $185
Rent	-10% $127	-5% $216	+0% $304	+5% $392	+10% $480
Rate	-1.0pp $409	-0.5pp $357	base $304	+0.5pp $250	+1.0pp $194

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Mill St Winnsboro, TX	4.0	2.0	1954	$2,235	$1.14	44d	1	0.91mi

Listing history 24 events

1. 2026-05-19
   soldstatus Closed 740-char remark

   Show marketing remark (740 chars)

   What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

2. 2026-05-05
   status Pending
3. 2026-04-24
   status Pending 740-char remark

   Show marketing remark (740 chars)

   What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

4. 2026-04-02
   price $199,500 740-char remark

   Show marketing remark (740 chars)

   What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

5. 2026-03-06
   price $209,500 740-char remark

   Show marketing remark (740 chars)

   What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

6. 2026-03-06
   price $209,500

   Show marketing remark (740 chars)

   What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

7. 2026-02-17
   status Active
8. 2026-02-17
   price $214,900
9. 2026-01-01
   historical
10. 2025-10-13
    price $214,900 740-char remark

    Show marketing remark (740 chars)

    What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

11. 2025-08-25
    price $219,900 740-char remark

    Show marketing remark (740 chars)

    What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

12. 2025-08-25
    price $219,900

    Show marketing remark (740 chars)

    What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

13. 2025-08-07
    listed $225,000 Active 740-char remark

    Show marketing remark (740 chars)

    What a beautiful home and property on the north side of the quiet but busy town of Winnsboro, Texas. This home was built in 1960 but the 3 bedroom 2 bath home was recently remodeled to an open floor plan, the hardwood floors were uncovered from carpet and restored to their original luster. The entire kitchen was remodeled with one of a kind accents. The house has the feel and comfort of home. The outside was painted and the brick whitewashed to give it a very unique appeal. Home sits on a little over a half acre with with plenty of room for a garden or greenhouse and the bonus is the property has its own working water well. Of course city water feeds the home. Washer, dryer, and kitchen refrigerator go with the house if wanted.

14. 2025-08-06
    price $225,000
15. 2025-08-06
    listed $225,000 Active
16. 2025-08-06
    historical
17. 2025-07-28
    status Active
18. 2025-07-23
    historical Active Option Contract
19. 2025-07-16
    listed $230,000 Active
20. 2024-09-10
    soldstatus Closed
21. 2024-08-28
    historical
22. 2024-08-05
    listed $223,500 Active
23. 2023-08-31
    historical $1,400
24. 2023-07-28
    listed $1,400

ⓘ 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: $3,310 · $276/mo
• Projected year-2 tax: $3,834 · $319/mo
• Expected delta: +$524/yr (+$44/mo · 15.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $26,820
• − Mortgage interest: −$11,735
• − Property taxes: −$3,310
• − Insurance: −$1,048
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$6,095
• Taxable income: $341
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $3,565/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: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, TX
• Population (ZIP): 11,685

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 10,621 people
• By 2030: 10,648 · +0.3%
• By 2040: 10,629 · +0.1%
• By 2050: 10,486 · -1.3%
• By 2075: 10,038 · -5.5%
• By 2100: 8,816 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 10% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -16.5pp toward R · 2008: -52.5pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.0 2016: R+67.0 2012: R+63.4 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.64%
• Current HPI: 234.6203
• 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

+14150.0% since first listed

24 events — show timeline

• 2026-05-19 Sold (MLS) — NTREIS
• 2026-05-05 Pending — GTAR
• 2026-04-24 Pending — NTREIS
• 2026-04-02 Price Changed $199,500 NTREIS
• 2026-03-06 Price Changed $209,500 NTREIS
• 2026-03-06 Price Changed $209,500 GTAR
• 2026-02-17 Relisted — GTAR
• 2026-02-17 Price Changed $214,900 GTAR
• 2026-01-01 Delisted — GTAR
• 2025-10-13 Price Changed $214,900 NTREIS
• 2025-08-25 Price Changed $219,900 NTREIS
• 2025-08-25 Price Changed $219,900 GTAR
• 2025-08-07 Listed $225,000 NTREIS
• 2025-08-06 Price Changed $225,000 NTREIS
• 2025-08-06 Listing Removed — NTREIS
• 2025-08-06 Listed $225,000 GTAR
• 2025-07-28 Relisted — NTREIS
• 2025-07-23 Contingent — NTREIS
• 2025-07-16 Listed $230,000 NTREIS
• 2024-09-10 Sold (MLS) — GTAR
• 2024-08-28 Delisted — GTAR
• 2024-08-05 Listed $223,500 GTAR
• 2023-08-31 Rental Removed $1,400 APPFOLIO
• 2023-07-28 Listed for Rent $1,400 APPFOLIO

Property tax history

+7.0%/yr

Latest (2025): $3,310 · +38.3% YoY. Source: county tax records.