404 E Mignonette St · Kosse, TX 76653

$75,500

1 bd · 1.0 ba · 471 sqft · SingleFamily · 129 Days on market

Built 2025 Fair condition 0.25 ac lot ↓ 24% 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 +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.0/5.0

Listing remarks MLS

Sitting on a generously sized lot, there’s plenty of room to enjoy the peaceful surroundings, here’s your chance to bring your vision to life with this unique, partially completed compact home, offering endless possibilities for customization! The owner has already set the stage, and now it’s your turn to complete the interior exactly how you want it. Whether you dream of a cozy retreat, a creative living space, or a functional getaway, this home is ready for your personal touch. Inside, a split-level area provides a flexible space that can be used for sleeping, lounging, or anything you imagine. If you’re looking to embrace country living, the property also features a barn and stall area that can be customized to suit your needs. Whether you want a workshop, storage, or a place for animals, the possibilities are endless. Some top-out and set-out plumbing and electrical has been completed. If you love the idea of designing your own space and making it truly yours, this is the perfect opportunity to create a home that reflects your style and needs!

Key facts

• Generously sized lot
• Top-out plumbing
• Barn and stall area

Tags

• GENEROUSLY SIZED LOT
• BARN AND STALL AREA
• TOP-OUT PLUMBING
• SET-OUT PLUMBING
• TOP-OUT ELECTRICAL
• SET-OUT ELECTRICAL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,321 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Groesbeck ISD (rural): math 28% / reading 31% proficiency, ranked #634 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($522 loan paydown + $480 appreciation (0.6% local appreciation)).
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($66k) 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, 77% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.68% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.11%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.44×
• Total profit: $30,506
• Equity at exit: $24,351

10-year hold

• IRR: 31.7%
• Equity multiple: 4.71×
• Total profit: $78,359
• Equity at exit: $31,287

Cash invested: $21,140 (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 76653

• Home prices YoY: 0.5%
• Active inventory: 55
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,132/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $478

Break-even live

Break-even rent $660

Max offer price $75,500

Occupancy floor 57%

Sensitivity live

Price	-10% $530	-5% $504	+0% $478	+5% $451	+10% $425
Rent	-10% $378	-5% $428	+0% $478	+5% $527	+10% $577
Rate	-1.0pp $516	-0.5pp $497	base $478	+0.5pp $458	+1.0pp $438

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $75,500 Active 129 DOM
2. 2026-06-17
   days on market $75,500 Active 128 DOM
3. 2026-06-16
   days on market $75,500 Active 127 DOM
4. 2026-06-15
   days on market $75,500 Active 126 DOM
5. 2026-06-13
   days on market $75,500 Active 124 DOM
6. 2026-06-12
   days on market $75,500 Active 123 DOM
7. 2026-06-09
   days on market $75,500 Active 120 DOM
8. 2026-06-08
   days on market $75,500 Active 119 DOM
9. 2026-06-08
   days on market $75,500 Active 118 DOM
10. 2026-06-07
    days on market $75,500 Active 117 DOM
11. 2026-06-03
    days on market $75,500 Active 114 DOM
12. 2026-06-02
    days on market $75,500 Active 113 DOM
13. 2026-06-01
    days on market $75,500 Active 112 DOM
14. 2026-05-31
    days on market $75,500 Active 111 DOM
15. 2026-02-09
    listed $75,500 Active 1087-char remark

    Show marketing remark (1087 chars)

    Sitting on a generously sized lot, there’s plenty of room to enjoy the peaceful surroundings, here’s your chance to bring your vision to life with this unique, partially completed compact home, offering endless possibilities for customization! The owner has already set the stage, and now it’s your turn to complete the interior exactly how you want it. Whether you dream of a cozy retreat, a creative living space, or a functional getaway, this home is ready for your personal touch. Inside, a split-level area provides a flexible space that can be used for sleeping, lounging, or anything you imagine. If you’re looking to embrace country living, the property also features a barn and stall area that can be customized to suit your needs. Whether you want a workshop, storage, or a place for animals, the possibilities are endless. Some top-out and set-out plumbing and electrical has been completed. If you love the idea of designing your own space and making it truly yours, this is the perfect opportunity to create a home that reflects your style and needs!

16. 2026-02-04
    status Active 1087-char remark

    Show marketing remark (1087 chars)

    Sitting on a generously sized lot, there’s plenty of room to enjoy the peaceful surroundings, here’s your chance to bring your vision to life with this unique, partially completed compact home, offering endless possibilities for customization! The owner has already set the stage, and now it’s your turn to complete the interior exactly how you want it. Whether you dream of a cozy retreat, a creative living space, or a functional getaway, this home is ready for your personal touch. Inside, a split-level area provides a flexible space that can be used for sleeping, lounging, or anything you imagine. If you’re looking to embrace country living, the property also features a barn and stall area that can be customized to suit your needs. Whether you want a workshop, storage, or a place for animals, the possibilities are endless. Some top-out and set-out plumbing and electrical has been completed. If you love the idea of designing your own space and making it truly yours, this is the perfect opportunity to create a home that reflects your style and needs!

17. 2026-02-01
    historical 1087-char remark

    Show marketing remark (1087 chars)

    Sitting on a generously sized lot, there’s plenty of room to enjoy the peaceful surroundings, here’s your chance to bring your vision to life with this unique, partially completed compact home, offering endless possibilities for customization! The owner has already set the stage, and now it’s your turn to complete the interior exactly how you want it. Whether you dream of a cozy retreat, a creative living space, or a functional getaway, this home is ready for your personal touch. Inside, a split-level area provides a flexible space that can be used for sleeping, lounging, or anything you imagine. If you’re looking to embrace country living, the property also features a barn and stall area that can be customized to suit your needs. Whether you want a workshop, storage, or a place for animals, the possibilities are endless. Some top-out and set-out plumbing and electrical has been completed. If you love the idea of designing your own space and making it truly yours, this is the perfect opportunity to create a home that reflects your style and needs!

18. 2026-02-01
    historical

    Show marketing remark (1087 chars)

    Sitting on a generously sized lot, there’s plenty of room to enjoy the peaceful surroundings, here’s your chance to bring your vision to life with this unique, partially completed compact home, offering endless possibilities for customization! The owner has already set the stage, and now it’s your turn to complete the interior exactly how you want it. Whether you dream of a cozy retreat, a creative living space, or a functional getaway, this home is ready for your personal touch. Inside, a split-level area provides a flexible space that can be used for sleeping, lounging, or anything you imagine. If you’re looking to embrace country living, the property also features a barn and stall area that can be customized to suit your needs. Whether you want a workshop, storage, or a place for animals, the possibilities are endless. Some top-out and set-out plumbing and electrical has been completed. If you love the idea of designing your own space and making it truly yours, this is the perfect opportunity to create a home that reflects your style and needs!

19. 2025-07-08
    price $75,500 1087-char remark

    Show marketing remark (1087 chars)

    Sitting on a generously sized lot, there’s plenty of room to enjoy the peaceful surroundings, here’s your chance to bring your vision to life with this unique, partially completed compact home, offering endless possibilities for customization! The owner has already set the stage, and now it’s your turn to complete the interior exactly how you want it. Whether you dream of a cozy retreat, a creative living space, or a functional getaway, this home is ready for your personal touch. Inside, a split-level area provides a flexible space that can be used for sleeping, lounging, or anything you imagine. If you’re looking to embrace country living, the property also features a barn and stall area that can be customized to suit your needs. Whether you want a workshop, storage, or a place for animals, the possibilities are endless. Some top-out and set-out plumbing and electrical has been completed. If you love the idea of designing your own space and making it truly yours, this is the perfect opportunity to create a home that reflects your style and needs!

20. 2025-07-07
    price $75,500
21. 2025-02-06
    listed $99,900 Active 1087-char remark

    Show marketing remark (1087 chars)

    Sitting on a generously sized lot, there’s plenty of room to enjoy the peaceful surroundings, here’s your chance to bring your vision to life with this unique, partially completed compact home, offering endless possibilities for customization! The owner has already set the stage, and now it’s your turn to complete the interior exactly how you want it. Whether you dream of a cozy retreat, a creative living space, or a functional getaway, this home is ready for your personal touch. Inside, a split-level area provides a flexible space that can be used for sleeping, lounging, or anything you imagine. If you’re looking to embrace country living, the property also features a barn and stall area that can be customized to suit your needs. Whether you want a workshop, storage, or a place for animals, the possibilities are endless. Some top-out and set-out plumbing and electrical has been completed. If you love the idea of designing your own space and making it truly yours, this is the perfect opportunity to create a home that reflects your style and needs!

22. 2025-02-05
    listed $99,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,179
• − Mortgage interest: −$4,229
• − Property taxes: −$1,132
• − Insurance: −$378
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,196
• Taxable income: $4,815
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $4,575/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 · 12 photos

Fair 40/100 Extensive rehab

This partially completed home requires extensive construction and landscaping to become move-in ready and increase its value.

Repairs flagged

• Major Exposed wooden beams and siding — Structural elements not yet installed
• Major Exposed framing — Structural elements not yet installed
• Major Subflooring — Exposed subflooring, incomplete construction

Value-add opportunities

• Both Complete exterior and interior construction — Completing construction will make the home move-in ready and visually appealing
• Both Landscaping and curb appeal improvements — Landscaping will enhance the home's curb appeal and make it more attractive to potential buyers or renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wooden beams and siding · Structural elements not yet installed	Major	$15,000–50,000
Exposed framing · Structural elements not yet installed	Major	$15,000–50,000
Subflooring · Exposed subflooring, incomplete construction	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Complete exterior and interior construction — Completing construction will make the home move-in ready and visually appealing ↑
• Both Landscaping and curb appeal improvements — Landscaping will enhance the home's curb appeal and make it more attractive to potential buyers or renters ↑

ⓘ 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: Groesbeck ISD
• NCES district ID: 4821810
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $44,929
• Composite: 25.3/100
• National rank: #7487
• State rank: #634 of 826 in TX

Livability — Kosse

• Score: 56/100
• State rank: #1321
• US rank: #22745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosse, TX
• Population (ZIP): 1,133

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · South Korea, Vietnam, Canada
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.64%
• Current HPI: 133.8611
• 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

-24.4% since first listed

8 events — show timeline

• 2026-02-09 Listed $75,500 CTXMLS
• 2026-02-04 Relisted — NTREIS
• 2026-02-01 Listing Removed — CTXMLS
• 2026-02-01 Listing Removed — NTREIS
• 2025-07-08 Price Changed $75,500 NTREIS
• 2025-07-07 Price Changed $75,500 CTXMLS
• 2025-02-06 Listed $99,900 NTREIS
• 2025-02-05 Listed $99,900 CTXMLS