708 Mount Olive St · Terrell, TX 75160

$60,000

3 bd · 1.0 ba · 772 sqft · SingleFamily public records · 15 Days on market

Built 1962 7,579 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

MULTIPLE OFFERS - HIGHEST AND BEST OFFERS DUE BY 5 P. M. ON TUESDAY, MAY 26TH. INVESTORS! INVESTORS!! Opportunity for a flip house, would be a great first-time home, downsize or a rental. 3 Bedroom, 1 Bath home with potential. 1 Car Carport Priced to Sell - AS-IS, Where Is, with any and all faults. No Disclosures due to owned by the State of Texas. No power on, buyer and or agents to power up for any inspections. Show only in daylight by appointment. Contents to be cleared by new owner. OFFERS BEING REVIEWED, AWAITING CLARIFICATION FROM THE COUNTY.

Key facts

• 7,579 sq ft lot
• Parking
• Built 1962

Property features AI

Finance

• Other: Lot size approximately 0.174 acres; Subdivision lot: Breezy Hill
• Financial info: Listing terms: Cash
• HOA & community: No association

Exterior

• Parking: Carport (1 covered/carport space, no garage); On-site parking
• Utilities: City water; City sewer; Cable available; Master gas meter
• Home design: Single-family residence; Residential property; One story; Attached; Located in the Breezy Hill subdivision
• Construction: Built in 1962; Board & batten siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Wood fenced backyard; Fenced yard

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Cable TV available; 5 total rooms; One-level layout
• Laundry & utility: Master gas meter

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.9% 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, commute 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.
• Zoned schools: Gilbert Willie Sr El (math 23% / reading 21%, grade F, #3,333 of 4,322 statewide, top 80%, 701 students, 72% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 372 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.63% ✓
• Cap rate: 22.90%
• Cash-on-cash: 59.31%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $164,436
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 S Frances St	0.58mi	2/1.0 (-1)	784 (+2%)	1mo	$139,999	$179	64
911 S Medora St	0.48mi	3/1.0	800 (+4%)	16mo	$170,000	$213	58
707 S Catherine St	0.67mi	2/2.0 (-1)	840 (+9%)	8mo	$180,000	$214	39

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: 58.0%
• Equity multiple: 3.57×
• Total profit: $43,183
• Equity at exit: $8,946

10-year hold

• IRR: 62.8%
• Equity multiple: 7.30×
• Total profit: $105,793
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $830

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 42%

Sensitivity live

Price	-10% $872	-5% $851	+0% $830	+5% $810	+10% $789
Rent	-10% $706	-5% $768	+0% $830	+5% $893	+10% $955
Rate	-1.0pp $861	-0.5pp $846	base $830	+0.5pp $815	+1.0pp $799

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 S Adelaide St Terrell, TX	1.0–4.0	1.0–2.0	785	$1,413	$1.80	2d	9	0.45mi
514 Frazier St Terrell, TX	2.0	1.0	850	$1,300	$1.53	44d	1	0.50mi
1001 Mineral Wells St Terrell, TX	2.0–3.0	1.0	1018	$1,299	$1.28	2d	3	0.50mi
510 Frazier St Terrell, TX	3.0	1.0	840	$1,285	$1.53	44d	1	0.51mi
204 Pacific Ave Terrell, TX	2.0	1.0	714	$1,350	$1.89	11d	1	1.03mi

Listing history 7 events

1. 2026-06-03
   days on market $60,000 Active 15 DOM
2. 2026-06-02
   days on market $60,000 Active 14 DOM
3. 2026-06-01
   days on market $60,000 Active 13 DOM
4. 2026-05-31
   days on market $60,000 Active 12 DOM
5. 2026-05-18
   listed $60,000 Active
6. 2024-04-15
   soldstatus
7. 2002-10-11
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $18,910
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$1,745
• Taxable income: $9,578
• Est. tax owed @ 24.0%: −$2,299
• After-tax cash flow: $7,665/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

3 events — show timeline

• 2026-05-18 Listed $60,000 NTREIS
• 2024-04-15 Sold (Public Records) — Public Records
• 2002-10-11 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,314 · -2.7% YoY. Source: county tax records.