253 Cr 2111 · Douglassville, TX 75551

$149,999

3 bd · 1.5 ba · 1,629 sqft · SingleFamily public records · 59 Days on market

Built 1963 Fair condition 2.12 ac lot $92/sqft · 49% below area Est $292k · 49% under ↓ 5% since listing

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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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape the hustle and settle into true country living at 253 County Road 2111 in Atlanta, TX. Situated on over 2 acres, this 3-bedroom home with a bonus room offers the space and flexibility you’ve been looking for—whether you need a home office, playroom, hobby space, or guest area. Enjoy the simplicity of a slab foundation, plus added functionality with a carport and a shop/outbuilding perfect for projects, storage, or weekend tinkering. Outside, you’ll love the peace and quiet and the wide-open room to create your own slice of country paradise—think garden beds, chickens, a small homestead setup, or simply more elbow room to roam and relax. This property needs a l

Key facts

• Slab foundation
• Garden beds
• Carport

Tags

• OVER 2 ACRES
• SLAB FOUNDATION
• CARPORT
• SHOP OUTBUILDING
• WIDE OPEN ROOM
• GARDEN BEDS

Property features AI

Exterior

• Parking: Garage (1 car); Carport; Garage faces front
• Utilities: Septic tank for sewer
• Home design: Single-family residence; One-story
• Construction: Brick construction; Slab foundation; Composition roof; Built on one level
• Exterior features: Partial chain-link fencing; Barns and storage buildings on the property; No pool

Interior

• Bedrooms: Total of 4 rooms (bedrooms and other rooms combined)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.9% below list).
• Recommended offer: $135k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#1,423 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D, schools F, amenities F.
• Queen City ISD (rural): math 39% / reading 45% proficiency, ranked #355 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,119 (9.9% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 10% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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: 0.90% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $291,564
• List price: $149,999
• Delta: -48.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,758
• Equity at exit: $22,365

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-9,230
• Equity at exit: $12,969

Cash invested: $42,000 (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 75551

• Home prices YoY: -24.3%
• Active inventory: 174
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $87

Break-even live

Break-even rent $1,241

Max offer price $149,999

Occupancy floor 89%

Sensitivity live

Price	-10% $172	-5% $130	+0% $87	+5% $45	+10% $2
Rent	-10% $-19	-5% $34	+0% $87	+5% $141	+10% $194
Rate	-1.0pp $163	-0.5pp $125	base $87	+0.5pp $48	+1.0pp $9

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $149,999 Active 59 DOM
2. 2026-06-19
   days on market $149,999 Active 57 DOM
3. 2026-06-18
   days on market $149,999 Active 56 DOM
4. 2026-06-17
   days on market $149,999 Active 55 DOM
5. 2026-06-16
   days on market $149,999 Active 54 DOM
6. 2026-06-15
   days on market $149,999 Active 53 DOM
7. 2026-06-14
   days on market $149,999 Active 51 DOM
8. 2026-06-13
   days on market $149,999 Active 50 DOM
9. 2026-06-10
   days on market $149,999 Active 48 DOM
10. 2026-06-09
    days on market $149,999 Active 47 DOM
11. 2026-06-08
    days on market $149,999 Active 46 DOM
12. 2026-06-07
    days on market $149,999 Active 45 DOM
13. 2026-06-03
    days on market $149,999 Active 41 DOM
14. 2026-06-02
    days on market $149,999 Active 40 DOM
15. 2026-06-01
    days on market $149,999 Active 39 DOM
16. 2026-05-31
    days on market $149,999 Active 38 DOM
17. 2026-05-30
    days on market $149,999 Active 37 DOM
18. 2026-04-23
    listed $157,500 Active 960-char remark

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,173/yr (+$98/mo · 74.6%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,214
• − Mortgage interest: −$8,402
• − Property taxes: −$1,572
• − Insurance: −$750
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$4,364
• Taxable loss: −$1,468
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $1,400/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 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, paint interior walls, and replace flooring. The property has a good foundation and landscaping, but the interior needs significant work to increase its value.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen countertops — poor condition
• Major kitchen appliances — poor condition
• Major bathroom fixtures — poor condition
• Major bathroom tile — poor condition

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen will appeal to buyers and renters
• Both update bathroom fixtures and tile — modernizing the bathroom will appeal to buyers and renters
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics
• Both replace flooring — new flooring will improve the home's curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
kitchen countertops · poor condition	Major	$15,000–50,000
kitchen appliances · poor condition	Major	$15,000–50,000
bathroom fixtures · poor condition	Major	$15,000–50,000
bathroom tile · poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen will appeal to buyers and renters ↑
• Both update bathroom fixtures and tile — modernizing the bathroom will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics ↑
• Both replace flooring — new flooring will improve the home's curb appeal and interior aesthetics ↑

ⓘ 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: Queen City ISD
• NCES district ID: 4836210
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $43,663
• Composite: 35.53/100
• National rank: #4908
• State rank: #355 of 826 in TX

Livability — Douglassville

• Score: 53/100
• State rank: #1423
• US rank: #24348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,007
• Population (ZIP): 10,768

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.80%
• Current HPI: 142.5195
• 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

-4.8% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $149,999 LAAR
• 2026-04-23 Listed $157,500 LAAR

Property tax history

+6.6%/yr

Latest (2025): $1,572 · +6.6% YoY. Source: county tax records.