310 W Pine St · Frankston, TX 75763

$115,000

4 bd · 2.0 ba · 2,121 sqft · SingleFamily public records · 29 Days on market

Built 1900 0.61 ac lot $54/sqft · 56% below area ↓ 8% 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 +25.8/30.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity in Frankston! This home has experienced fire damage to the interior and is being sold as is. The property offers a chance for renovation and restoration, with potential to bring it back to life. Situated on a spacious lot in an established area with convenient access to local amenities, schools, and major roadways. Ideal for buyers ready to take on a project and customize a home to their vision.

Key facts

• 0.61 acre lot
• Built 1900
• Listed 28 days

Property features AI

Finance

• Other: Parcel/Tax: HOLCOMB BLOCK 1 LOT 3B
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association (no HOA)

Exterior

• Parking: No covered or carport spaces listed; Parking described as: Other
• Security: No security features provided
• Utilities: Utilities: Other; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Entry level: main level; Built in 1900
• Construction: Year built: 1900; No construction materials, roof, or foundation details provided
• Exterior features: Approximately 0.606-acre lot; Located in the Holcomb subdivision; Directions: From US Highway 175, turn onto FM 837 heading into town. Continue straight, then turn onto W Pine St. The property will be on your left.

Interior

• Kitchen: Other appliances
• Bedrooms: 4 bedrooms (all on the main level, including a primary bedroom)
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling information provided
• Interior features: One-level layout; Dining area; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#918 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: employment D+, amenities F, commute F.
• Frankston ISD (rural): math 54% / reading 49% proficiency, ranked #155 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Frankston El (math 57% / reading 52%, grade C, #621 of 4,322 statewide, top 15%, 373 students, 63% FRL); Frankston Middle (math 57% / reading 42%, grade C, #356 of 1,662 statewide, top 23%, 184 students, 62% FRL); Frankston H S (math 24% / reading 62%, grade F, #708 of 1,632 statewide, top 44%, 245 students, 50% FRL).
• Market conditions: 191 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.43% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 5.8

CMA / ARV

• ARV (median comp): $260,188
• List price: $115,000
• Delta: -55.80%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 N Commerce St	0.21mi	4/2.0	2,256 (+6%)	11mo	$195,000	$86	71
409 N Elm St	0.52mi	4/2.0	2,407 (+14%)	1mo	$344,900	$143	53
104 W Perry St	0.66mi	4/2.0	1,990 (-6%)	10mo	$285,000	$143	51
149 Pecan St	0.57mi	4/3.5	2,340 (+10%)	1mo	$270,000	$115	49
812 Walters St	0.63mi	4/2.0	1,956 (-8%)	11mo	$255,000	$130	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.50×
• Total profit: $80,591
• Equity at exit: $103,601

10-year hold

• IRR: 27.6%
• Equity multiple: 7.95×
• Total profit: $223,654
• Equity at exit: $223,420

Cash invested: $32,200 (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 75763

• Home prices YoY: 22.2%
• Active inventory: 191
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$367 /mo · $4,399/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $279

Break-even live

Break-even rent $1,288

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $345	-5% $312	+0% $279	+5% $247	+10% $214
Rent	-10% $150	-5% $215	+0% $279	+5% $344	+10% $409
Rate	-1.0pp $337	-0.5pp $309	base $279	+0.5pp $250	+1.0pp $219

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   price $115,000 410-char remark
2. 2026-04-28
   listed $125,000 Active 410-char remark
3. 2013-07-17
   soldstatus
4. 2004-01-26
   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: $4,399 · $367/mo
• Projected year-2 tax: $4,399 · $367/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 ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,701
• − Mortgage interest: −$6,442
• − Property taxes: −$4,399
• − Insurance: −$575
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$3,345
• Taxable income: $1,788
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,924/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: Frankston ISD
• NCES district ID: 4819770
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $48,226
• Composite: 43.89/100
• National rank: #2916
• State rank: #155 of 826 in TX

Livability — Frankston

• Score: 62/100
• State rank: #918
• US rank: #16383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frankston, TX
• Population (ZIP): 6,319

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.53%
• Current HPI: 295.14
• 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

-8.0% since first listed

5 events — show timeline

• 2026-05-29 Listing Removed — NTREIS
• 2026-05-12 Price Changed $115,000 NTREIS
• 2026-04-28 Listed $125,000 NTREIS
• 2013-07-17 Sold (Public Records) — Public Records
• 2004-01-26 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,399 · +5.0% YoY. Source: county tax records.