109 Lydia St · Terrell, TX 75160

$159,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 75 Days on market

Built 1960 0.31 ac lot $153/sqft · 21% below area Est $202k · 21% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.5/10.0
• 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

Open Floor Plan with updates throughout including paint inside and outside, updated light fixtures, renovated front porch, luxury- vinyl flooring, updated kitchen and bathroom. Primary bedroom has a custom walk in closet. Perfect for the fashion enthusiast. Enormous backyard that can host large gatherings. Perfect for spot for star gazing at night.

Key facts

• Open floor plan
• Spot for star gazing
• Enormous backyard

Tags

• OPEN FLOOR PLAN
• RENOVATED FRONT PORCH
• CUSTOM WALK IN CLOSET
• ENORMOUS BACKYARD
• SPOT FOR STAR GAZING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, schools F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — 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.
• Market conditions: 372 active listings in the ZIP; 12 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 $1k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 7y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.09% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

• ARV (median comp): $201,902
• List price: $159,000
• Delta: -21.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 E High St	0.17mi	3/1.0	1,044 (+0%)	1mo	$145,000	$139	90
1000 E Brin St	0.21mi	2/1.0 (-1)	1,014 (-2%)	2mo	$125,000	$123	79
808 E High St	0.22mi	2/1.0 (-1)	1,056 (+2%)	7mo	$149,900	$142	76
402 Chappell St	0.41mi	3/2.0	1,040 (0%)	19mo	$219,900	$211	61
106 College Mound Rd	0.47mi	3/2.0	1,022 (-2%)	21mo	$215,000	$210	54
503 E State St	0.55mi	3/1.0	951 (-9%)	10mo	$75,000	$79	52
307 E Mccoulskey St	0.75mi	3/1.5	1,100 (+6%)	3mo	$199,000	$181	51
107 Laroe St	0.74mi	3/2.0	1,040 (0%)	15mo	$199,900	$192	49

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-17,577
• Equity at exit: $23,707

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,444
• Equity at exit: $13,747

Cash invested: $44,520 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$834
• Tax from tax record: −$343 /mo · $4,113/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $127

Break-even live

Break-even rent $1,573

Max offer price $159,000

Occupancy floor 88%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	44d	1	0.45mi
203 E Brin St Terrell, TX	2.0	2.0	1472	$1,500	$1.02	17d	1	0.66mi
904 N Frances St Unit A Terrell, TX	2.0	1.0	732	$1,350	$1.84	11d	1	0.89mi
920 N Virginia St Terrell, TX	2.0	1.0	924	$1,650	$1.79	16d	1	1.00mi
204 Pacific Ave Terrell, TX	2.0	1.0	714	$1,350	$1.89	10d	1	1.15mi
102 Rock Creek Ln Terrell, TX	3.0	2.0	1262	$1,850	$1.47	24d	1	1.28mi
1210 S Frances St Terrell, TX	3.0	2.0	1204	$1,700	$1.41	43d	1	1.33mi
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,140	$1.12	1d	1	1.33mi
1300 S Adelaide St Terrell, TX	1.0–4.0	1.0–2.0	785	$1,413	$1.80	1d	9	1.35mi
510 Frazier St Terrell, TX	3.0	1.0	840	$1,285	$1.53	43d	1	1.44mi
114 Brushy Creek Ln Terrell, TX	3.0	2.0	1357	$1,695	$1.25	7d	1	1.45mi
514 Frazier St Terrell, TX	2.0	1.0	850	$1,300	$1.53	43d	1	1.46mi

Listing history 43 events

1. 2026-06-18
   days on market $159,000 Active 75 DOM
2. 2026-06-17
   days on market $159,000 Active 74 DOM
3. 2026-06-16
   days on market $159,000 Active 73 DOM
4. 2026-06-15
   days on market $159,000 Active 72 DOM
5. 2026-06-13
   days on market $159,000 Active 70 DOM
6. 2026-06-13
   days on market $159,000 Active 69 DOM
7. 2026-06-09
   days on market $159,000 Active 66 DOM
8. 2026-06-08
   days on market $159,000 Active 65 DOM
9. 2026-06-07
   pricestatusdays on market $159,000 Active 64 DOM
10. 2026-06-01
    status $165,000 Pending 62 DOM
11. 2026-05-31
    days on market $165,000 Active 62 DOM
12. 2026-04-17
    price $165,000 350-char remark

    Show marketing remark (350 chars)

    Open Floor Plan with updates throughout including paint inside and outside, updated light fixtures, renovated front porch, luxury- vinyl flooring, updated kitchen and bathroom. Primary bedroom has a custom walk in closet. Perfect for the fashion enthusiast. Enormous backyard that can host large gatherings. Perfect for spot for star gazing at night.

13. 2026-03-30
    listed $175,000 Active 350-char remark

    Show marketing remark (350 chars)

    Open Floor Plan with updates throughout including paint inside and outside, updated light fixtures, renovated front porch, luxury- vinyl flooring, updated kitchen and bathroom. Primary bedroom has a custom walk in closet. Perfect for the fashion enthusiast. Enormous backyard that can host large gatherings. Perfect for spot for star gazing at night.

14. 2026-03-24
    historical
15. 2026-02-19
    price $185,000
16. 2025-12-31
    historical $1,700
17. 2025-12-04
    status Active
18. 2025-11-30
    listed $1,700
19. 2025-11-20
    status Pending
20. 2025-10-01
    status Active
21. 2025-09-30
    historical
22. 2025-06-18
    listed $198,000 Active
23. 2025-06-14
    historical $1,700
24. 2025-05-19
    listed $1,700
25. 2025-03-05
    historical $1,700
26. 2025-02-17
    listed $1,700
27. 2024-12-10
    price $212,000
28. 2024-11-22
    listed $230,000 Active
29. 2021-11-30
    soldstatus
30. 2021-11-29
    soldstatus Sold
31. 2021-11-02
    status Pending
32. 2021-10-13
    historical Active Option Contract
33. 2021-10-08
    status Active
34. 2021-10-01
    historical Active Option Contract
35. 2021-09-21
    listed $150,000 Active
36. 2021-04-05
    soldstatus
37. 2020-07-06
    soldstatus
38. 2020-07-01
    soldstatus
39. 2019-12-18
    historical
40. 2019-12-05
    price $78,999
41. 2019-11-12
    listed $79,999 Active
42. 2019-10-24
    soldstatus
43. 2007-04-02
    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: $4,113 · $343/mo
• Projected year-2 tax: $4,113 · $343/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°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: $20,804
• − Mortgage interest: −$8,906
• − Property taxes: −$4,113
• − Insurance: −$795
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,625
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,753/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

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 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

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: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, 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

+106.3% since first listed

32 events — show timeline

• 2026-04-17 Price Changed $165,000 NTREIS
• 2026-03-30 Listed $175,000 NTREIS
• 2026-03-24 Listing Removed — NTREIS
• 2026-02-19 Price Changed $185,000 NTREIS
• 2025-12-31 Rental Removed $1,700 Avail
• 2025-12-04 Relisted — NTREIS
• 2025-11-30 Listed for Rent $1,700 Avail
• 2025-11-20 Pending — NTREIS
• 2025-10-01 Relisted — NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-06-18 Listed $198,000 NTREIS
• 2025-06-14 Rental Removed $1,700 Avail
• 2025-05-19 Listed for Rent $1,700 Avail
• 2025-03-05 Rental Removed $1,700 Avail
• 2025-02-17 Listed for Rent $1,700 Avail
• 2024-12-10 Price Changed $212,000 NTREIS
• 2024-11-22 Listed $230,000 NTREIS
• 2021-11-30 Sold (Public Records) — Public Records
• 2021-11-29 Sold (MLS) — NTREIS
• 2021-11-02 Pending — NTREIS
• 2021-10-13 Contingent — NTREIS
• 2021-10-08 Relisted — NTREIS
• 2021-10-01 Contingent — NTREIS
• 2021-09-21 Listed $150,000 NTREIS
• 2021-04-05 Sold (Public Records) — Public Records
• 2020-07-06 Sold (Public Records) — Public Records
• 2020-07-01 Sold (Public Records) — Public Records
• 2019-12-18 Listing Removed — NTREIS
• 2019-12-05 Price Changed $78,999 NTREIS
• 2019-11-12 Listed $79,999 NTREIS
• 2019-10-24 Sold (Public Records) — Public Records
• 2007-04-02 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,113 · +13.5% YoY. Source: county tax records.