400 N Jefferson St · Kaufman, TX 75142

$249,000

4 bd · 2.0 ba · 1,975 sqft · MultiFamily public records · 17 Days on market

Built 1900 9,583 sqft lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor-ready duplex in the heart of Kaufman. Side-by-side, all-attached two-building configuration offering two spacious 2BR 1BA units (approx. 988 SF each, about 1,975 SF total). Both units have received a basic interior refresh and are rent-ready, while the exterior offers a clear value-add opportunity for an investor willing to add cosmetic curb-appeal upgrades to drive rents higher. Strong rental demand in Kaufman, easy access to Hwy 175, walkable to downtown and local amenities. Perfect addition to a rental portfolio or a house-hack play, live in one side and rent the other. Legal: KAUFMAN ORIGINAL, BLOCK 3, LOT 5 and 6 PT and DUPLEX. Bring your vision and unlock the upside.

Key facts

• Strong rental demand
• Walkable to downtown
• Interior refresh

Tags

• DUPLEX
• INTERIOR REFRESH
• VALUE-ADD OPPORTUNITY
• STRONG RENTAL DEMAND
• EASY ACCESS TO HWY 175
• WALKABLE TO DOWNTOWN

Property features AI

Finance

• Other: Property type: Residential income; Property subtype: Duplex; Number of buildings: 1; Total units: 2; Building area (public records): 1975; Municipal utility district: No; Horse permitted: No
• Financial info: Gross annual income: $31,176; Gross annual expenses: $10,900; Insurance expense: $1,500; Net operating income: $20,276; Capitalization rate: 8.11%; Listing terms: Cash
• HOA & community: No homeowners association

Exterior

• Parking: 4 parking spaces
• Utilities: City water; City sewer; Individual gas meter; Individual water meter
• Home design: Duplex (residential income); One story; Built in 1900; Known as '400 N Jefferson Duplex'; Entry faces east (property located on the east side of N Jefferson St.)
• Construction: Frame and siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Driveway; Lot less than 0.5 acre (about 0.22 acres); Subdivision: Kaufman Original

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Decorative lighting; One-level layout

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $249k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive. Per door: $155/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.1% in Kaufman — 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 68/100 on livability (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lucille Nash El (math 44% / reading 48%, grade D-, #1,097 of 4,322 statewide, top 26%, 579 students, 68% FRL).
• Market conditions: 274 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $245,265 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.06% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 7.9

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-20,565
• Equity at exit: $37,127

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $7,770
• Equity at exit: $21,529

Cash invested: $69,720 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 274
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $2,638 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$365 /mo · $4,380/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $309

Break-even live

Break-even rent $2,246

Max offer price $249,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,638
Total (2 units)			$2,638

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Pecan Valley Dr Kaufman, TX	4.0	2.0	1890	$2,650	$1.40	17d	1	1.33mi
201 Melody Cir Kaufman, TX	3.0	1.5	1288	$1,700	$1.32	44d	1	1.43mi
2600 Tabor Pkwy Kaufman, TX	2.0–3.0	2.0	1178	$1,480	$1.26	1d	9	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $249,000 Active 17 DOM
2. 2026-06-17
   days on market $249,000 Active 16 DOM
3. 2026-06-16
   days on market $249,000 Active 15 DOM
4. 2026-06-15
   days on market $249,000 Active 14 DOM
5. 2026-06-13
   days on market $249,000 Active 12 DOM
6. 2026-06-13
   days on market $249,000 Active 11 DOM
7. 2026-06-09
   days on market $249,000 Active 8 DOM
8. 2026-06-08
   days on market $249,000 Active 7 DOM
9. 2026-06-07
   days on market $249,000 Active 6 DOM
10. 2026-06-04
    days on market $249,000 Active 3 DOM
11. 2026-06-03
    days on market $249,000 Active 2 DOM
12. 2026-06-02
    remarks 690-char remark
13. 2026-06-02
    listed $249,000 Active 1 DOM

ⓘ 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: $4,380 · $365/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$177/yr (+$15/mo · 4.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $31,656
• − Mortgage interest: −$13,948
• − Property taxes: −$4,380
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − Depreciation: −$7,244
• Taxable loss: −$225
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $3,768/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

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: ▼ -64.48%
• Current HPI: 261.3091
• 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

+25.1% since first listed

7 events — show timeline

• 2026-06-02 Price Changed $249,000 NTREIS
• 2026-06-01 Listed $250,000 NTREIS
• 2025-05-17 Rental Removed $1,199 APPFOLIO
• 2025-05-13 Listed for Rent $1,199 APPFOLIO
• 2022-09-02 Listing Removed — NTREIS
• 2022-07-20 Listed $199,000 NTREIS
• 2022-02-07 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,380 · -6.1% YoY. Source: county tax records.