31 N Main St · Avinger, TX 75630

$74,500

2 bd · 1.5 ba · 1,152 sqft · Townhouse · 25 Days on market

Built 1936 Fair condition 0.25 ac lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Sammies Grocery Building was built in 1936 by D. R. Coulter. This two story, brick veneer structure on . 25 of an acre had a café downstairs and living quarters on the second floor. The building contains 1152 square feet of space with 576 square feet on each floor. The property can easily be converted into a townhouse upstairs with retail space below.

Key facts

• Retail space below
• Built 1936
• Listed 25 days

Tags

• BRICK VENEER STRUCTURE
• LIVING QUARTERS UPSTAIRS
• RETAIL SPACE BELOW

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Residential townhouse
• Construction: Brick veneer exterior
• Exterior features: Level lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No central heating listed
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,080 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Avinger ISD (rural): math 35% / reading 35% proficiency, ranked #903 of 1,141 in TX (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 85 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($515 loan paydown + $2k appreciation (2.2% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,382 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 1.33% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.11×
• Total profit: $23,074
• Equity at exit: $30,412

10-year hold

• IRR: 22.1%
• Equity multiple: 3.98×
• Total profit: $62,091
• Equity at exit: $44,597

Cash invested: $20,860 (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 75630

• Home prices YoY: 2.0%
• Active inventory: 85
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $267

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 68%

Sensitivity live

Price	-10% $318	-5% $292	+0% $267	+5% $241	+10% $215
Rent	-10% $189	-5% $228	+0% $267	+5% $306	+10% $345
Rate	-1.0pp $304	-0.5pp $286	base $267	+0.5pp $247	+1.0pp $228

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $74,500 Active 25 DOM
2. 2026-06-18
   days on market $74,500 Active 23 DOM
3. 2026-06-17
   days on market $74,500 Active 22 DOM
4. 2026-06-16
   days on market $74,500 Active 21 DOM
5. 2026-06-15
   days on market $74,500 Active 20 DOM
6. 2026-06-13
   days on market $74,500 Active 18 DOM
7. 2026-06-12
   days on market $74,500 Active 17 DOM
8. 2026-06-09
   days on market $74,500 Active 14 DOM
9. 2026-06-08
   days on market $74,500 Active 13 DOM
10. 2026-06-08
    days on market $74,500 Active 12 DOM
11. 2026-06-05
    days on market $74,500 Active 10 DOM
12. 2026-06-03
    days on market $74,500 Active 8 DOM
13. 2026-06-02
    days on market $74,500 Active 7 DOM
14. 2026-06-01
    days on market $74,500 Active 6 DOM
15. 2026-05-31
    days on market $74,500 Active 5 DOM
16. 2026-05-18
    listed $74,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,872
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,167
• Taxable income: $2,142
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,686/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.

Condition & rehab AI · 13 photos

Fair 45/100 Extensive rehab

This property requires extensive repairs and maintenance, including painting, landscaping, and interior updates. It has potential for significant value increase with proper renovations.

Repairs flagged

• Major Exterior paint — Peeling paint
• Major Exterior siding — Exposed brick
• Major Landscaping — Overgrown vegetation
• Major Interior doors — Missing doors
• Major Flooring — Exposed concrete

Value-add opportunities

• Resale Painting and repainting — Enhances curb appeal and property value
• Resale Landscaping — Improves curb appeal and property value
• Both Interior doors and flooring — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Peeling paint	Major	$15,000–50,000
Exterior siding · Exposed brick	Major	$15,000–50,000
Landscaping · Overgrown vegetation	Major	$15,000–50,000
Interior doors · Missing doors	Major	$15,000–50,000
Flooring · Exposed concrete	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Painting and repainting — Enhances curb appeal and property value ↑
• Resale Landscaping — Improves curb appeal and property value ↑
• Both Interior doors and flooring — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Avinger ISD
• NCES district ID: 4809090
• Math proficiency: 35% ▲ 20.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $42,510
• Composite: 32.26/100
• National rank: #10932
• State rank: #903 of 1141 in TX

Livability — Avinger

• Score: 60/100
• State rank: #1080
• US rank: #19129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avinger, TX
• Population (ZIP): 2,693

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Iranian 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.25%
• Current HPI: 112.8934
• 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

• 2026-05-18 Listed $74,500 LAAR