805 E 11th St · Kemp, TX 75143

$99,900

3 bd · 2.0 ba · 768 sqft · SingleFamily public records · 148 Days on market

Built 1900 0.34 ac lot $130/sqft · 9% below area Est $157k · 36% under ↓ 20% 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 +26.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• DSCR +8.9/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Kemp — sold as is! Owner financing available. Only $25,000 down (el dueño está dispuesto a financiarla) This property sits on 0.344 acres and features 3 bedrooms and 2 bathrooms. Next to the main house, there is a separate storage unit that can easily function as a second small home—ideal for rental income or for a family member to live in. It is fully equipped with water, electricity, and a small kitchen. Whether you're a first-time homebuyer or a savvy investor, this property offers a fantastic opportunity with plenty of potential. Don’t miss the chance to make this wonderful house your next home!

Key facts

• 0.34 acre lot
• Built 1900
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 1.6% in Kemp — 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 64/100 on livability (#817 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Kemp ISD (rural): math 33% / reading 29% proficiency, ranked #605 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 440 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1900 — 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 D-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: 1.40% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 6.0

CMA / ARV

• ARV (median comp): $156,978
• List price: $99,900
• Delta: -36.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 E 9th St	0.12mi	2/1.0 (-1)	851 (+11%)	1mo	$95,000	$112	66
604 E 10th St	0.15mi	2/1.0 (-1)	841 (+10%)	23mo	$115,000	$137	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: 0.2%
• Equity multiple: 1.01×
• Total profit: $187
• Equity at exit: $14,895

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $21,573
• Equity at exit: $8,638

Cash invested: $27,972 (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 75143

• Home prices YoY: -11.4%
• Active inventory: 440
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $255

Break-even live

Break-even rent $1,072

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 E 10th St Kemp, TX	3.0	1.0	816	$1,395	$1.71	17d	1	0.18mi

Listing history 22 events

1. 2026-06-18
   days on market $99,900 Active 148 DOM
2. 2026-06-17
   days on market $99,900 Active 147 DOM
3. 2026-06-16
   days on market $99,900 Active 146 DOM
4. 2026-06-15
   days on market $99,900 Active 145 DOM
5. 2026-06-13
   days on market $99,900 Active 143 DOM
6. 2026-06-13
   days on market $99,900 Active 142 DOM
7. 2026-06-09
   days on market $99,900 Active 139 DOM
8. 2026-06-08
   days on market $99,900 Active 138 DOM
9. 2026-06-07
   days on market $99,900 Active 137 DOM
10. 2026-06-04
    days on market $99,900 Active 134 DOM
11. 2026-06-03
    days on market $99,900 Active 133 DOM
12. 2026-06-02
    days on market $99,900 Active 132 DOM
13. 2026-06-01
    days on market $99,900 Active 131 DOM
14. 2026-05-31
    days on market $99,900 Active 130 DOM
15. 2026-04-28
    price $99,900 676-char remark

    Show marketing remark (676 chars)

    Great investment opportunity in Kemp — sold as is! Owner financing available. Only $25,000 down (el dueño está dispuesto a financiarla) This property sits on 0.344 acres and features 3 bedrooms and 2 bathrooms. Next to the main house, there is a separate storage unit that can easily function as a second small home—ideal for rental income or for a family member to live in. It is fully equipped with water, electricity, and a small kitchen. Whether you're a first-time homebuyer or a savvy investor, this property offers a fantastic opportunity with plenty of potential. Don’t miss the chance to make this wonderful house your next home!

16. 2026-02-26
    price $104,000 676-char remark

    Show marketing remark (676 chars)

    Great investment opportunity in Kemp — sold as is! Owner financing available. Only $25,000 down (el dueño está dispuesto a financiarla) This property sits on 0.344 acres and features 3 bedrooms and 2 bathrooms. Next to the main house, there is a separate storage unit that can easily function as a second small home—ideal for rental income or for a family member to live in. It is fully equipped with water, electricity, and a small kitchen. Whether you're a first-time homebuyer or a savvy investor, this property offers a fantastic opportunity with plenty of potential. Don’t miss the chance to make this wonderful house your next home!

17. 2026-02-26
    price $104 676-char remark

    Show marketing remark (676 chars)

    Great investment opportunity in Kemp — sold as is! Owner financing available. Only $25,000 down (el dueño está dispuesto a financiarla) This property sits on 0.344 acres and features 3 bedrooms and 2 bathrooms. Next to the main house, there is a separate storage unit that can easily function as a second small home—ideal for rental income or for a family member to live in. It is fully equipped with water, electricity, and a small kitchen. Whether you're a first-time homebuyer or a savvy investor, this property offers a fantastic opportunity with plenty of potential. Don’t miss the chance to make this wonderful house your next home!

18. 2026-01-21
    listed $124,900 Active 676-char remark

    Show marketing remark (676 chars)

    Great investment opportunity in Kemp — sold as is! Owner financing available. Only $25,000 down (el dueño está dispuesto a financiarla) This property sits on 0.344 acres and features 3 bedrooms and 2 bathrooms. Next to the main house, there is a separate storage unit that can easily function as a second small home—ideal for rental income or for a family member to live in. It is fully equipped with water, electricity, and a small kitchen. Whether you're a first-time homebuyer or a savvy investor, this property offers a fantastic opportunity with plenty of potential. Don’t miss the chance to make this wonderful house your next home!

19. 2022-10-12
    soldstatus
20. 2022-09-02
    soldstatus
21. 2022-09-01
    soldstatus
22. 2011-05-19
    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: $3,375 · $281/mo
• Projected year-2 tax: $3,375 · $281/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $16,740
• − Mortgage interest: −$5,596
• − Property taxes: −$3,375
• − Insurance: −$500
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,906
• Taxable income: $1,685
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,659/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: Kemp ISD
• NCES district ID: 4825320
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $42,788
• Composite: 26.37/100
• National rank: #7233
• State rank: #605 of 826 in TX

Livability — Kemp

• Score: 64/100
• State rank: #817
• US rank: #14816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kemp, TX
• Population (ZIP): 14,676

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -42.99%
• Current HPI: 332.57
• 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

-20.0% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $99,900 NTREIS
• 2026-02-26 Price Changed $104,000 NTREIS
• 2026-02-26 Price Changed $104 NTREIS
• 2026-01-21 Listed $124,900 NTREIS
• 2022-10-12 Sold (Public Records) — Public Records
• 2022-09-02 Sold (Public Records) — Public Records
• 2022-09-01 Sold (Public Records) — Public Records
• 2011-05-19 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,375 · -1.8% YoY. Source: county tax records.