303 Jeannine St · Winnsboro, TX 75494

$127,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 180 Days on market

Built 1960 0.45 ac lot $149/sqft · at area comps Est $123k · at est. ↓ 2% 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 +22.5/30.0
• DSCR +7.2/10.0
• ARV discount +6.2/15.0
• 1% rule +5.9/10.0
• 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

Move-in-ready two bedroom, one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90miles east of Dallas, TX. Come see!

Key facts

• New plumbing
• Utility room
• New flooring

Tags

• NEW PLUMBING
• NEW ELECTRICAL
• NEW FLOORING
• NEW PAINT
• NEW APPLIANCES
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: 217 active listings in the ZIP; 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 $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $123,384
• List price: $127,000
• Delta: 2.93%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 N Walnut St	0.11mi	2/1.0	792 (-7%)	8mo	$127,600	$161	76

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,962
• Equity at exit: $18,936

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $11,536
• Equity at exit: $10,981

Cash invested: $35,560 (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: 217
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $213

Break-even live

Break-even rent $1,115

Max offer price $127,000

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $127,000 Active 180 DOM
2. 2026-06-17
   days on market $127,000 Active 179 DOM
3. 2026-06-16
   days on market $127,000 Active 178 DOM
4. 2026-06-15
   days on market $127,000 Active 177 DOM
5. 2026-06-15
   days on market $127,000 Active 176 DOM
6. 2026-06-13
   days on market $127,000 Active 175 DOM
7. 2026-06-12
   days on market $127,000 Active 174 DOM
8. 2026-06-09
   days on market $127,000 Active 171 DOM
9. 2026-06-08
   days on market $127,000 Active 170 DOM
10. 2026-06-08
    days on market $127,000 Active 169 DOM
11. 2026-06-07
    days on market $127,000 Active 168 DOM
12. 2026-06-03
    days on market $127,000 Active 165 DOM
13. 2026-06-02
    days on market $127,000 Active 164 DOM
14. 2026-06-01
    days on market $127,000 Active 163 DOM
15. 2026-05-31
    days on market $127,000 Active 162 DOM
16. 2026-05-05
    price $127,000 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom/one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90 miles east of Dallas, TX. Come see!

17. 2026-05-05
    price $127,000 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom/one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90 miles east of Dallas, TX. Come see!

18. 2026-03-06
    status Active 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom, one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90miles east of Dallas, TX. Come see!

19. 2026-03-06
    status Active 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom, one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90miles east of Dallas, TX. Come see!

20. 2026-02-23
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom, one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90miles east of Dallas, TX. Come see!

21. 2026-02-18
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom, one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90miles east of Dallas, TX. Come see!

22. 2026-02-18
    historical Active Option Contract 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom, one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90miles east of Dallas, TX. Come see!

23. 2025-12-09
    listed $129,000 Active 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom, one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90miles east of Dallas, TX. Come see!

24. 2025-12-09
    listed $129,000 Active 395-char remark

    Show marketing remark (395 chars)

    Move-in-ready two bedroom, one bathroom is a must see. Home has been upgraded with new plumbing, electrical, flooring, paint and appliances. Nice bedroom space, utility room, open kitchen to family room area. Two car carport and an oversized backyard and storage building. Located seconds away from downtown historical Winnsboro, 60 miles north of Tyler and 90miles east of Dallas, TX. Come see!

25. 2005-08-04
    soldstatus
26. 2003-07-17
    soldstatus
27. 1973-08-08
    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: $1,939 · $162/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$385/yr (+$32/mo · 19.9%)

ⓘ 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: $16,617
• − Mortgage interest: −$7,114
• − Property taxes: −$1,939
• − Insurance: −$635
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,695
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,423/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

-1.6% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $127,000 NTREIS
• 2026-05-05 Price Changed $127,000 GTAR
• 2026-03-06 Relisted — GTAR
• 2026-03-06 Relisted — NTREIS
• 2026-02-23 Pending — NTREIS
• 2026-02-18 Pending — GTAR
• 2026-02-18 Contingent — NTREIS
• 2025-12-09 Listed $129,000 GTAR
• 2025-12-09 Listed $129,000 NTREIS
• 2005-08-04 Sold (Public Records) — Public Records
• 2003-07-17 Sold (Public Records) — Public Records
• 1973-08-08 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,939 · -5.7% YoY. Source: county tax records.