910 E Austin St · Marshall, TX 75670

$110,000

3 bd · 2.5 ba · 2,113 sqft · SingleFamily public records · 24 Days on market

Built 1950 6,098 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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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 MLS

Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

Key facts

• New plumbing
• New cooling
• New electrical

Tags

• REFINISHED HARDWOOD FLOORS
• NEW PLUMBING
• NEW ELECTRICAL
• NEW HEATING
• NEW COOLING
• NEW INSULATION

Property features AI

Exterior

• Parking: Garage (1 space); Concrete parking surface
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence (Residential property)
• Construction: Composition roof
• Exterior features: Level lot; Workshop

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Wood-burning fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.5% in Marshall — 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 (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — 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: Marshall J H (math 30% / reading 27%, grade F, #1,122 of 1,662 statewide, top 69%, 1,105 students, 76% FRL).
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $354,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 E Austin St	0.00mi	3/2.0	2,113 (0%)	13mo	$53,000	$25	87
5883 N I-20 Service Rd E	0.54mi	3/2.0	1,908 (-10%)	1mo	$320,000	$168	56

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,073
• Equity at exit: $16,401

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $29,606
• Equity at exit: $9,511

Cash invested: $30,800 (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 75670

• Home prices YoY: -33.8%
• Active inventory: 144
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $328

Break-even live

Break-even rent $935

Max offer price $110,000

Occupancy floor 71%

Sensitivity live

Price	-10% $390	-5% $359	+0% $328	+5% $297	+10% $266
Rent	-10% $221	-5% $275	+0% $328	+5% $381	+10% $435
Rate	-1.0pp $383	-0.5pp $356	base $328	+0.5pp $299	+1.0pp $271

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Elm St Marshall, TX	3.0	1.0	1439	$1,662	$1.15	45d	1	1.17mi

Listing history 27 events

1. 2026-06-21
   days on market $110,000 Active 24 DOM
2. 2026-06-19
   days on market $110,000 Active 22 DOM
3. 2026-06-18
   days on market $110,000 Active 21 DOM
4. 2026-06-17
   days on market $110,000 Active 20 DOM
5. 2026-06-16
   days on market $110,000 Active 19 DOM
6. 2026-06-15
   days on market $110,000 Active 18 DOM
7. 2026-06-14
   days on market $110,000 Active 16 DOM
8. 2026-06-13
   days on market $110,000 Active 15 DOM
9. 2026-06-10
   days on market $110,000 Active 13 DOM
10. 2026-06-09
    days on market $110,000 Active 12 DOM
11. 2026-06-08
    days on market $110,000 Active 11 DOM
12. 2026-06-07
    days on market $110,000 Active 10 DOM
13. 2026-06-02
    days on market $110,000 Active 5 DOM
14. 2026-06-01
    days on market $110,000 Active 4 DOM
15. 2026-05-31
    days on market $110,000 Active 3 DOM
16. 2026-05-30
    days on market $110,000 Active 2 DOM
17. 2026-05-26
    listed $110,000 Active
18. 2025-05-13
    soldstatus Closed 455-char remark

    Show marketing remark (455 chars)

    Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

19. 2025-04-24
    status Pending 455-char remark

    Show marketing remark (455 chars)

    Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

20. 2025-04-09
    status Active 455-char remark

    Show marketing remark (455 chars)

    Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

21. 2025-03-26
    status Pending 455-char remark

    Show marketing remark (455 chars)

    Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

22. 2025-03-22
    price $53,000 455-char remark

    Show marketing remark (455 chars)

    Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

23. 2025-03-17
    status Active 455-char remark

    Show marketing remark (455 chars)

    Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

24. 2025-01-16
    status Pending 455-char remark

    Show marketing remark (455 chars)

    Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

25. 2024-12-26
    listed $59,000 Active 455-char remark

    Show marketing remark (455 chars)

    Motivated Seller - Priced to Sell! Don't miss this incredible investment opportunity! This two-story brick home offers 3 bedrooms and 2 baths at an unbeatable price. Situated in a desirable location close to schools, restaurants, and downtown, this property has tremendous potential. While it does require some cleanup, there are no major repairs needed, making it perfect for a quick flip. Opportunities like this are rare. Act fast before it's gone!

26. 2009-12-29
    soldstatus
27. 1999-05-28
    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: $1,395 · $116/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$618/yr (+$52/mo · 44.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,206
• − Mortgage interest: −$6,162
• − Property taxes: −$1,395
• − Insurance: −$550
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,200
• Taxable income: $2,307
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,382/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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, TX
• County: Harrison County · 18,670 people
• City population: 18,670
• Metro: Longview, TX
• Population (ZIP): 18,670
• Household income: $42,386
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 598.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 39% White 35% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.33%
• Current HPI: 100.3741
• Rent YoY: —
• Metro: Longview, TX
• 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

+86.4% since first listed

11 events — show timeline

• 2026-05-26 Listed $110,000 LAAR
• 2025-05-13 Sold (MLS) — NTREIS
• 2025-04-24 Pending — NTREIS
• 2025-04-09 Relisted — NTREIS
• 2025-03-26 Pending — NTREIS
• 2025-03-22 Price Changed $53,000 NTREIS
• 2025-03-17 Relisted — NTREIS
• 2025-01-16 Pending — NTREIS
• 2024-12-26 Listed $59,000 NTREIS
• 2009-12-29 Sold (Public Records) — Public Records
• 1999-05-28 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,395 · +18.9% YoY. Source: county tax records.