205 S Mable St · Ferris, TX 75125

$194,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 111 Days on market

Built 1920 0.25 ac lot $124/sqft · 11% below area Est $219k · 11% 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 +19.4/30.0
• ARV discount +12.4/15.0
• DSCR +6.1/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-story home featuring a welcoming covered front porch and attractive blue-gray exterior with crisp white trim. Inside, you’ll find spacious living and dining areas highlighted by rich wood-look flooring, neutral paint tones, abundant natural light, and ceiling fans throughout. The open-concept kitchen offers white cabinetry, dark countertops, a mosaic tile backsplash, black appliances, and a center island with additional seating and storage. Generously sized bedrooms include ample closet space, while the bathrooms showcase extended vanities and tiled tub surrounds. The large backyard provides mature trees, open green space, and room to create your ideal outdoor setting.

Key facts

• Covered front porch
• Open-concept kitchen
• Large backyard

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT KITCHEN
• MOSAIC TILE BACKSPLASH
• CENTER ISLAND
• LARGE BACKYARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.4% in Ferris — 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 69/100 on livability (#401 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Ferris ISD (rural): math 28% / reading 29% proficiency, ranked #634 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 124 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,016 units permitted in Ellis County in 2024 (20 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 $6k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $177,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.10% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (median comp): $218,775
• List price: $194,900
• Delta: -10.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 S Baker St	0.13mi	4/2.0 (+1)	1,578 (+1%)	2mo	$183,500	$116	86
212 E 8th St	0.15mi	2/1.0 (-1)	1,460 (-7%)	0mo	$199,900	$137	72
701 E 8th St	0.28mi	2/2.0 (-1)	1,520 (-3%)	6mo	$175,000	$115	72
500 Ennis Scott St	0.61mi	3/2.0	1,537 (-2%)	3mo	$299,000	$195	66
461 Suffolk Dr	0.56mi	3/2.0	1,508 (-4%)	4mo	$307,900	$204	64
521 Aberdeen Dr	0.62mi	3/2.0	1,548 (-1%)	6mo	$266,888	$172	64
102 S Meadow Dr	0.45mi	3/2.0	1,719 (+10%)	1mo	$360,000	$209	62
485 Suffolk Dr	0.61mi	3/2.0	1,508 (-4%)	6mo	$274,900	$182	60
475 Suffolk Dr	0.59mi	3/2.0	1,508 (-4%)	7mo	$285,900	$190	60
474 Suffolk Dr	0.60mi	3/2.0	1,508 (-4%)	7mo	$286,900	$190	60
511 Suffolk Dr	0.65mi	3/2.0	1,508 (-4%)	6mo	$305,900	$203	58
460 Suffolk Dr	0.57mi	3/2.0	1,786 (+14%)	3mo	$310,900	$174	48

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-17,587
• Equity at exit: $29,060

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,009
• Equity at exit: $16,851

Cash invested: $54,572 (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 75125

• Home prices YoY: -6.4%
• Active inventory: 124
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$368 /mo · $4,416/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $218

Break-even live

Break-even rent $1,862

Max offer price $194,900

Occupancy floor 85%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Wood St Unit B Ferris, TX	3.0	2.0	2200	$1,700	$0.77	44d	1	0.43mi
206 S Meadow Dr Unit 1520042P Ferris, TX	3.0	2.0	2195	$12,712	$5.79	22d	1	0.45mi
206 S Meadow Dr Ferris, TX	3.0	2.0	2206	$8,950	$4.06	22d	1	0.45mi
704 N Church St Ferris, TX	3.0	2.0	1480	$2,300	$1.55	7d	1	0.56mi
485 Norfolk Dr Ferris, TX	4.0	2.0	1773	$2,275	$1.28	21d	1	0.61mi
100 Clark Dr Ferris, TX	3.0	2.0	1810	$2,025	$1.12	5d	1	1.04mi
860 Newport Dr Ferris, TX	4.0	3.0	2082	$2,395	$1.15	2d	1	1.10mi
450 Reverie Way Ferris, TX	4.0	2.0	1200	$2,000	$1.67	3d	1	1.11mi
215 Clark Dr Ferris, TX	4.0	2.0	1695	$2,100	$1.24	22d	1	1.14mi
309 Jennie Marie Cir Ferris, TX	3.0	2.0	1775	$1,999	$1.13	15d	1	1.22mi
309 Jennie Marie Cir Ferris, TX	3.0	2.0	1775	$1,999	$1.13	44d	1	1.22mi
808 Clark Dr Ferris, TX	4.0	2.5	2153	$2,379	$1.10	24d	1	1.29mi
833 Serena Dr Ferris, TX	4.0	2.0	1822	$2,500	$1.37	1d	1	1.34mi
841 Serena Dr Ferris, TX	4.0	2.5	2153	$2,395	$1.11	1d	1	1.36mi

Listing history 35 events

1. 2026-06-18
   days on market $194,900 Active 111 DOM
2. 2026-06-17
   price $194,900 Active 110 DOM
3. 2026-06-17
   days on market $204,900 Active 110 DOM
4. 2026-06-16
   days on market $204,900 Active 109 DOM
5. 2026-06-15
   days on market $204,900 Active 108 DOM
6. 2026-06-13
   days on market $204,900 Active 106 DOM
7. 2026-06-09
   days on market $204,900 Active 102 DOM
8. 2026-06-08
   days on market $204,900 Active 101 DOM
9. 2026-06-07
   days on market $204,900 Active 100 DOM
10. 2026-06-04
    days on market $204,900 Active 97 DOM
11. 2026-06-03
    days on market $204,900 Active 96 DOM
12. 2026-06-02
    days on market $204,900 Active 95 DOM
13. 2026-06-01
    days on market $204,900 Active 94 DOM
14. 2026-05-31
    days on market $204,900 Active 93 DOM
15. 2026-05-08
    price $209,900 699-char remark

    Show marketing remark (699 chars)

    Charming single-story home featuring a welcoming covered front porch and attractive blue-gray exterior with crisp white trim. Inside, you’ll find spacious living and dining areas highlighted by rich wood-look flooring, neutral paint tones, abundant natural light, and ceiling fans throughout. The open-concept kitchen offers white cabinetry, dark countertops, a mosaic tile backsplash, black appliances, and a center island with additional seating and storage. Generously sized bedrooms include ample closet space, while the bathrooms showcase extended vanities and tiled tub surrounds. The large backyard provides mature trees, open green space, and room to create your ideal outdoor setting.

16. 2026-04-22
    price $219,900 699-char remark

    Show marketing remark (699 chars)

    Charming single-story home featuring a welcoming covered front porch and attractive blue-gray exterior with crisp white trim. Inside, you’ll find spacious living and dining areas highlighted by rich wood-look flooring, neutral paint tones, abundant natural light, and ceiling fans throughout. The open-concept kitchen offers white cabinetry, dark countertops, a mosaic tile backsplash, black appliances, and a center island with additional seating and storage. Generously sized bedrooms include ample closet space, while the bathrooms showcase extended vanities and tiled tub surrounds. The large backyard provides mature trees, open green space, and room to create your ideal outdoor setting.

17. 2026-02-27
    listed $229,900 Active 699-char remark

    Show marketing remark (699 chars)

    Charming single-story home featuring a welcoming covered front porch and attractive blue-gray exterior with crisp white trim. Inside, you’ll find spacious living and dining areas highlighted by rich wood-look flooring, neutral paint tones, abundant natural light, and ceiling fans throughout. The open-concept kitchen offers white cabinetry, dark countertops, a mosaic tile backsplash, black appliances, and a center island with additional seating and storage. Generously sized bedrooms include ample closet space, while the bathrooms showcase extended vanities and tiled tub surrounds. The large backyard provides mature trees, open green space, and room to create your ideal outdoor setting.

18. 2022-12-22
    historical
19. 2021-06-29
    soldstatus
20. 2021-06-18
    soldstatus Sold 679-char remark

    Show marketing remark (679 chars)

    This historic charmer was updated just two years ago! The completely move-in ready 1920s home features 3 bedrooms and 2 bathrooms. The features go on with the very large open living room, dining room, and kitchen. The master bedroom includes a very spacious en-suite with a separate shower and bathtub, and the two secondary bedrooms have original hardwood floors and are conveniently located by the guest bathroom. The house has a great-sized backyard ready for entertaining. Located just blocks from the delightful historic downtown of Ferris and conveniently located near I-45 and less than 30 minutes from Downtown Dallas. Come check out this home with a great country feel!

21. 2021-05-28
    status Pending 679-char remark

    Show marketing remark (679 chars)

    This historic charmer was updated just two years ago! The completely move-in ready 1920s home features 3 bedrooms and 2 bathrooms. The features go on with the very large open living room, dining room, and kitchen. The master bedroom includes a very spacious en-suite with a separate shower and bathtub, and the two secondary bedrooms have original hardwood floors and are conveniently located by the guest bathroom. The house has a great-sized backyard ready for entertaining. Located just blocks from the delightful historic downtown of Ferris and conveniently located near I-45 and less than 30 minutes from Downtown Dallas. Come check out this home with a great country feel!

22. 2021-05-17
    historical Active Option Contract 679-char remark

    Show marketing remark (679 chars)

    This historic charmer was updated just two years ago! The completely move-in ready 1920s home features 3 bedrooms and 2 bathrooms. The features go on with the very large open living room, dining room, and kitchen. The master bedroom includes a very spacious en-suite with a separate shower and bathtub, and the two secondary bedrooms have original hardwood floors and are conveniently located by the guest bathroom. The house has a great-sized backyard ready for entertaining. Located just blocks from the delightful historic downtown of Ferris and conveniently located near I-45 and less than 30 minutes from Downtown Dallas. Come check out this home with a great country feel!

23. 2021-05-15
    listed $187,500 Active 679-char remark

    Show marketing remark (679 chars)

    This historic charmer was updated just two years ago! The completely move-in ready 1920s home features 3 bedrooms and 2 bathrooms. The features go on with the very large open living room, dining room, and kitchen. The master bedroom includes a very spacious en-suite with a separate shower and bathtub, and the two secondary bedrooms have original hardwood floors and are conveniently located by the guest bathroom. The house has a great-sized backyard ready for entertaining. Located just blocks from the delightful historic downtown of Ferris and conveniently located near I-45 and less than 30 minutes from Downtown Dallas. Come check out this home with a great country feel!

24. 2019-04-05
    soldstatus Sold
25. 2019-02-22
    historical Active Option Contract
26. 2019-02-19
    status Active
27. 2019-02-18
    historical Active Option Contract
28. 2019-02-17
    status Active
29. 2019-02-08
    historical Active Option Contract
30. 2019-02-04
    price $149,900
31. 2019-01-23
    price $159,900
32. 2019-01-11
    listed $169,900 Active
33. 2018-08-27
    soldstatus
34. 2010-04-09
    soldstatus
35. 1991-01-22
    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: $4,416 · $368/mo
• Projected year-2 tax: $4,416 · $368/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $25,661
• − Mortgage interest: −$10,917
• − Property taxes: −$4,416
• − Insurance: −$974
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$5,670
• Taxable loss: −$423
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,718/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: Ferris ISD
• NCES district ID: 4819170
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $53,468
• Composite: 25.3/100
• National rank: #7486
• State rank: #634 of 826 in TX

Livability — Ferris

• Score: 69/100
• State rank: #401
• US rank: #8294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferris, TX
• Population (ZIP): 7,154

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 57% White 32% Two or more races 25% Black 10% Native American 3%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 9% · Canada
• Languages at home: 57% English-only · Spanish 42%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.54%
• Current HPI: 243.4525
• 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

+23.5% since first listed

21 events — show timeline

• 2026-05-08 Price Changed $209,900 NTREIS
• 2026-04-22 Price Changed $219,900 NTREIS
• 2026-02-27 Listed $229,900 NTREIS
• 2022-12-22 Rental Removed — RENT.
• 2021-06-29 Sold (Public Records) — Public Records
• 2021-06-18 Sold (MLS) — NTREIS
• 2021-05-28 Pending — NTREIS
• 2021-05-17 Contingent — NTREIS
• 2021-05-15 Listed $187,500 NTREIS
• 2019-04-05 Sold (MLS) — NTREIS
• 2019-02-22 Contingent — NTREIS
• 2019-02-19 Relisted — NTREIS
• 2019-02-18 Contingent — NTREIS
• 2019-02-17 Relisted — NTREIS
• 2019-02-08 Contingent — NTREIS
• 2019-02-04 Price Changed $149,900 NTREIS
• 2019-01-23 Price Changed $159,900 NTREIS
• 2019-01-11 Listed $169,900 NTREIS
• 2018-08-27 Sold (Public Records) — Public Records
• 2010-04-09 Sold (Public Records) — Public Records
• 1991-01-22 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,416 · -10.0% YoY. Source: county tax records.