8775 County Road 353 · Terrell, TX 75161

$185,000

3 bd · 1.0 ba · 1,760 sqft · SingleFamily public records · 26 Days on market

Built 1868 1.00 ac lot

---

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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this yester-year ranch-style home situated on approximately one acre in Terrell, Texas. Believed to have been built in the late 1868, this property offers a rare chance to restore and preserve a piece of local history while creating a unique country homestead with timeless character. The home features three bedrooms, one bathroom, a living room, dining room, kitchen with interior utility with washer and dryer connections. Original hardwood floors remain in much of the home, adding warmth and vintage charm. An unfinished upstairs attic area with staircase access provides additional space with potential for future expansion, storage, or customization. The property sits

Key facts

• Ranch style home
• One acre
• 1 acre lot

Tags

• RANCH STYLE HOME
• ONE ACRE
• ORIGINAL HARDWOOD FLOORS
• UNFINISHED UPSTAIRS ATTIC
• PIER AND BEAM FOUNDATION
• WINDOW UNITS FOR COOLING

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Lot is approximately 1.003 acres; Subdivision: JG Berry; Directions: Use GPS
• Financial info: Listing accepts Cash and FHA-203K
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway parking; Gravel parking
• Utilities: City water; Septic; Co-op electric; Propane; Asphalt access
• Home design: Single-family residence; Two-story; Property is not attached; Horse permitted
• Construction: Frame and wood construction; Composition roof; Pillar/post/pier foundation; Originally built in 1868
• Exterior features: Covered front porch; Additional covered porch(es); Large backyard with grass; Few trees; Wire fencing; Easements for utilities and other

Interior

• Kitchen: Built-in cabinets; Kitchen island; Utility area in kitchen; Dishwasher; Electric range
• Bedrooms: Three bedrooms (all on the main level); Bedroom dimensions include 16 x 15, 15 x 14, and 15 x 14
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Electric cooling with window units
• Interior features: High-speed internet available; Window coverings; Six total rooms; One living area; One dining area; Two levels
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Washer hookups located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gilbert Willie Sr El (math 23% / reading 21%, grade F, #3,333 of 4,322 statewide, top 80%, 701 students, 72% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 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.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1868 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1868 — 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 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?
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: 1.24% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 6.7

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-8,017
• Equity at exit: $27,584

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $21,718
• Equity at exit: $15,995

Cash invested: $51,800 (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 75161

• Home prices YoY: -18.4%
• Active inventory: 87
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$421 /mo · $5,057/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $342

Break-even live

Break-even rent $1,859

Max offer price $185,000

Occupancy floor 80%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $185,000 Active 26 DOM
2. 2026-06-17
   days on market $185,000 Active 25 DOM
3. 2026-06-16
   days on market $185,000 Active 24 DOM
4. 2026-06-15
   days on market $185,000 Active 23 DOM
5. 2026-06-13
   days on market $185,000 Active 21 DOM
6. 2026-06-13
   days on market $185,000 Active 20 DOM
7. 2026-06-09
   days on market $185,000 Active 17 DOM
8. 2026-06-08
   pricedays on market $185,000 Active 16 DOM
9. 2026-06-07
   days on market $190,000 Active 15 DOM
10. 2026-06-04
    days on market $190,000 Active 12 DOM
11. 2026-06-03
    days on market $190,000 Active 11 DOM
12. 2026-06-02
    days on market $190,000 Active 10 DOM
13. 2026-06-01
    days on market $190,000 Active 9 DOM
14. 2026-05-31
    days on market $190,000 Active 8 DOM
15. 2026-05-24
    listed $190,000 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: $5,057 · $421/mo
• Projected year-2 tax: $5,057 · $421/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 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,510
• − Mortgage interest: −$10,363
• − Property taxes: −$5,057
• − Insurance: −$925
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$5,382
• Taxable income: $1,382
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,778/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,206
• Population (ZIP): 6,910

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 15% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.90%
• Current HPI: 255.8463
• 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

1 event — show timeline

• 2026-05-24 Listed $190,000 NTREIS

Property tax history

+9.1%/yr

Latest (2025): $5,057 · +6.9% YoY. Source: county tax records.