6049 Farm Road 3236 · Tira, TX 75437

$59,000

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 192 Days on market

Built 1940 9,104 sqft lot $63/sqft · 72% below area ↓ 26% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Cottage Style Home featuring 2 bedrooms, 1 bath on cozy tree lined lot in Sulphur Bluff ISD. Rehab started. You complete to your taste. Owner tote the note with 25 percent down at 5 percent interest for 10 years which is only 469.34 for 120 months. Buyer responsible for taxes and insurance and must show proof they are paid annually.

Key facts

• 9,104 sq ft lot
• Built 1940
• Listed 191 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,524 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, schools F, crime F.
• Sulphur Bluff ISD (rural): math 45% / reading 50% proficiency, ranked #437 of 1,141 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $891 of equity ($408 loan paydown + $483 appreciation (0.8% local appreciation)).
• Hopkins County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1940 — 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.64% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.71%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (median comp): $211,191
• List price: $59,000
• Delta: -72.06%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.56×
• Total profit: $25,745
• Equity at exit: $19,589

10-year hold

• IRR: 33.3%
• Equity multiple: 4.95×
• Total profit: $65,238
• Equity at exit: $25,609

Cash invested: $16,520 (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 75437

• Home prices YoY: 0.9%
• Active inventory: 20
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $395

Break-even live

Break-even rent $469

Max offer price $59,000

Occupancy floor 54%

Sensitivity live

Price	-10% $429	-5% $412	+0% $395	+5% $378	+10% $362
Rent	-10% $319	-5% $357	+0% $395	+5% $433	+10% $472
Rate	-1.0pp $425	-0.5pp $410	base $395	+0.5pp $380	+1.0pp $364

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $59,000 Active 192 DOM
2. 2026-06-18
   days on market $59,000 Active 191 DOM
3. 2026-06-17
   days on market $59,000 Active 190 DOM
4. 2026-06-16
   days on market $59,000 Active 189 DOM
5. 2026-06-15
   days on market $59,000 Active 188 DOM
6. 2026-06-14
   days on market $59,000 Active 186 DOM
7. 2026-06-12
   days on market $59,000 Active 185 DOM
8. 2026-06-09
   days on market $59,000 Active 182 DOM
9. 2026-06-08
   days on market $59,000 Active 181 DOM
10. 2026-06-07
    days on market $59,000 Active 180 DOM
11. 2026-06-05
    days on market $59,000 Active 178 DOM
12. 2026-06-02
    days on market $59,000 Active 175 DOM
13. 2026-06-01
    days on market $59,000 Active 174 DOM
14. 2026-05-31
    days on market $59,000 Active 173 DOM
15. 2026-05-30
    days on market $59,000 Active 172 DOM
16. 2026-02-28
    price $59,000 334-char remark

    Show marketing remark (334 chars)

    Cottage Style Home featuring 2 bedrooms, 1 bath on cozy tree lined lot in Sulphur Bluff ISD. Rehab started. You complete to your taste. Owner tote the note with 25 percent down at 5 percent interest for 10 years which is only 469.34 for 120 months. Buyer responsible for taxes and insurance and must show proof they are paid annually.

17. 2025-12-09
    listed $59,900 Active 334-char remark

    Show marketing remark (334 chars)

    Cottage Style Home featuring 2 bedrooms, 1 bath on cozy tree lined lot in Sulphur Bluff ISD. Rehab started. You complete to your taste. Owner tote the note with 25 percent down at 5 percent interest for 10 years which is only 469.34 for 120 months. Buyer responsible for taxes and insurance and must show proof they are paid annually.

18. 2024-02-16
    historical
19. 2024-02-06
    status Active
20. 2023-07-20
    price $69,900
21. 2023-07-05
    listed $79,900 Active
22. 2021-10-27
    soldstatus
23. 2011-12-20
    soldstatus
24. 2004-02-18
    soldstatus
25. 2002-01-16
    soldstatus
26. 1998-03-03
    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: $437 · $36/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$643/yr (+$54/mo · 147.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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: $11,629
• − Mortgage interest: −$3,305
• − Property taxes: −$437
• − Insurance: −$295
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$1,716
• Taxable income: $4,015
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,779/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: Sulphur Bluff ISD
• NCES district ID: 4841790
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $51,394
• Composite: 42.95/100
• National rank: #6686
• State rank: #437 of 1141 in TX

Livability — Tira

• Score: 48/100
• State rank: #1524
• US rank: #26040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,124

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 38,107 people
• By 2030: 38,867 · +2.0%
• By 2040: 40,009 · +5.0%
• By 2050: 40,448 · +6.1%
• By 2075: 40,669 · +6.7%
• By 2100: 37,234 · -2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 14% Two or more races 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -44.7pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.7 2016: R+60.8 2012: R+55.4 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.82%
• Current HPI: 96.0955
• 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

-26.2% since first listed

11 events — show timeline

• 2026-02-28 Price Changed $59,000 NTREIS
• 2025-12-09 Listed $59,900 NTREIS
• 2024-02-16 Listing Removed — NTREIS
• 2024-02-06 Relisted — NTREIS
• 2023-07-20 Price Changed $69,900 NTREIS
• 2023-07-05 Listed $79,900 NTREIS
• 2021-10-27 Sold (Public Records) — Public Records
• 2011-12-20 Sold (Public Records) — Public Records
• 2004-02-18 Sold (Public Records) — Public Records
• 2002-01-16 Sold (Public Records) — Public Records
• 1998-03-03 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $437 · +6.7% YoY. Source: county tax records.