136 Kings Row · Log Cabin, TX 75148

$129,000

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 123 Days on market

Built 2020 0.57 ac lot $215/sqft · 22% above area Est $158k · 18% under ↓ 24% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Livability +1.9/5.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Malakoff within the desirable Eustace ISD, 136 Kings Row offers a versatile piece of property with tremendous potential. Sitting on a fully fenced lot, this land features a 30x30 fully insulated and climate-controlled metal building, complete with a full bathroom and stand-up shower. The metal building provides a strong foundation for anyone looking to create a residence, workshop, studio, or flexible living space. Utilities are in place much of the heavy lifting has already been done for future development. Conveniently located just minutes from Eustace schools, this property offers privacy, functionality, and the perfect starting point to build out your vision in a peaceful and well-maintained community. Septic not installed yet but will be with acceptable offer.

Key facts

• Strong foundation
• Full bathroom
• Peaceful community

Tags

• FULLY FENCED LOT
• FULL BATHROOM
• STAND UP SHOWER
• STRONG FOUNDATION
• PEACEFUL COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (37.5% below list).
• Recommended offer: $81k (37.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 0.9% in Log Cabin — 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 38/100 on livability (#1,626 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Eustace ISD (rural): math 32% / reading 45% proficiency, ranked #455 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eustace Pri (497 students, 74% FRL); Eustace Middle (math 34% / reading 44%, grade F, #690 of 1,662 statewide, top 42%, 382 students, 63% FRL); Eustace H S (math 22% / reading 57%, grade F, #821 of 1,632 statewide, top 53%, 473 students, 56% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 225 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 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, 56% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,670 (37.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 13.3

CMA / ARV

• ARV (median comp): $158,174
• List price: $129,000
• Delta: -18.44%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-28,804
• Equity at exit: $19,234

10-year hold

• IRR: -18.1%
• Equity multiple: 0.02×
• Total profit: $-35,444
• Equity at exit: $11,154

Cash invested: $36,120 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $-123

Break-even live

Break-even rent $962

Max offer price $107,278

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-86	+0% $-123	+5% $-159	+10% $-196
Rent	-10% $-187	-5% $-155	+0% $-123	+5% $-91	+10% $-59
Rate	-1.0pp $-58	-0.5pp $-90	base $-123	+0.5pp $-156	+1.0pp $-190

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $129,000 Active 123 DOM
2. 2026-06-18
   days on market $129,000 Active 122 DOM
3. 2026-06-17
   days on market $129,000 Active 121 DOM
4. 2026-06-16
   days on market $129,000 Active 120 DOM
5. 2026-06-15
   days on market $129,000 Active 119 DOM
6. 2026-06-14
   days on market $129,000 Active 117 DOM
7. 2026-06-12
   days on market $129,000 Active 116 DOM
8. 2026-06-09
   days on market $129,000 Active 113 DOM
9. 2026-06-08
   days on market $129,000 Active 112 DOM
10. 2026-06-07
    days on market $129,000 Active 111 DOM
11. 2026-06-05
    days on market $129,000 Active 108 DOM
12. 2026-06-02
    days on market $129,000 Active 106 DOM
13. 2026-06-01
    days on market $129,000 Active 105 DOM
14. 2026-05-31
    days on market $129,000 Active 104 DOM
15. 2026-05-30
    days on market $129,000 Active 103 DOM
16. 2026-02-16
    historical

    Show marketing remark (786 chars)

    Located in Malakoff within the desirable Eustace ISD, 136 Kings Row offers a versatile piece of property with tremendous potential. Sitting on a fully fenced lot, this land features a 30x30 fully insulated and climate-controlled metal building, complete with a full bathroom and stand-up shower. The metal building provides a strong foundation for anyone looking to create a residence, workshop, studio, or flexible living space. Utilities are in place much of the heavy lifting has already been done for future development. Conveniently located just minutes from Eustace schools, this property offers privacy, functionality, and the perfect starting point to build out your vision in a peaceful and well-maintained community. Septic not installed yet but will be with acceptable offer.

17. 2026-02-16
    listed $129,000 Active 786-char remark

    Show marketing remark (786 chars)

    Located in Malakoff within the desirable Eustace ISD, 136 Kings Row offers a versatile piece of property with tremendous potential. Sitting on a fully fenced lot, this land features a 30x30 fully insulated and climate-controlled metal building, complete with a full bathroom and stand-up shower. The metal building provides a strong foundation for anyone looking to create a residence, workshop, studio, or flexible living space. Utilities are in place much of the heavy lifting has already been done for future development. Conveniently located just minutes from Eustace schools, this property offers privacy, functionality, and the perfect starting point to build out your vision in a peaceful and well-maintained community. Septic not installed yet but will be with acceptable offer.

18. 2025-10-25
    price $109,000
19. 2025-09-05
    price $129,900
20. 2025-07-29
    price $149,900
21. 2025-06-18
    listed $169,900 Active
22. 2018-09-13
    soldstatus
23. 2018-08-22
    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: $360 · $30/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$2,001/yr (+$167/mo · 555.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $9,680
• − Mortgage interest: −$7,226
• − Property taxes: −$360
• − Insurance: −$645
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$3,753
• Taxable loss: −$3,852
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $-551/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: Eustace ISD
• NCES district ID: 4818720
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $42,425
• Composite: 32.48/100
• National rank: #5711
• State rank: #455 of 826 in TX

Livability — Log Cabin

• Score: 38/100
• State rank: #1626
• US rank: #27499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,944

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.76%
• Current HPI: 217.1629
• 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

-24.1% since first listed

8 events — show timeline

• 2026-02-16 Listed $129,000 NTREIS
• 2026-02-16 Listing Removed — NTREIS
• 2025-10-25 Price Changed $109,000 NTREIS
• 2025-09-05 Price Changed $129,900 NTREIS
• 2025-07-29 Price Changed $149,900 NTREIS
• 2025-06-18 Listed $169,900 NTREIS
• 2018-09-13 Sold (Public Records) — Public Records
• 2018-08-22 Sold (Public Records) — Public Records

Property tax history

+16.9%/yr

Latest (2025): $360 · +81.8% YoY. Source: county tax records.