1114 Blackburn St · Commerce, TX 75428

$134,500

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 56 Days on market

Built 1984 6,011 sqft lot $134/sqft · 14% below area Est $157k · 14% under

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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).

• Cash flow +15.9/30.0
• ARV discount +13.9/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully fully remodeled 3 bedrooms, 1 bath home offering modern comfort and fresh style throughout. This move-in ready property features new interior paint, brand new flooring, updated kitchen countertops, and a newly poured concrete driveway. Major upgrades include a brand new roof, adding peace of mind for years to come. The home has been thoughtfully renovated with a clean, modern feel and is perfect for first-time buyers, downsizers, or investors seeking a low-maintenance property. Conveniently located and ready for its next owner—don’t miss this opportunity!

Key facts

• Fully remodeled
• Brand new roof
• New flooring

Tags

• FULLY REMODELED
• NEW INTERIOR PAINT
• NEW FLOORING
• UPDATED KITCHEN COUNTERTOPS
• NEWLY POURED CONCRETE DRIVEWAY
• BRAND NEW ROOF

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Concrete driveway
• Utilities: City water; City sewer; Electricity connected; Municipal utility district: No
• Home design: Single family residence; Residential property; Attached: Yes; Built in 1984; Entry level: One
• Construction: Brick construction; Preowned
• Exterior features: Lot under 0.5 acre (approx. 0.138 acres); Subdivision: Knight John Add

Interior

• Kitchen: Dishwasher; Pantry
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level (approx. 10 x 12); Two additional bedrooms on main level (each approx. 10 x 10)
• Bathrooms: 1 full bathroom
• Interior features: Built-in features; Pantry; One living area; One dining area; Total room count: 5; Levels: One
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $63 ($757/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 $125k (7.0% below list).
• Recommended offer: $125k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.1% in Commerce — 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 64/100 on livability (#737 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, amenities F, commute F.
• Commerce ISD (rural): math 23% / reading 33% proficiency, ranked #687 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Albert C Williams El (math 27% / reading 28%, grade F, #2,768 of 4,322 statewide, top 65%, 321 students, 78% FRL) — zoned schools average 78% FRL vs 62% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 207 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9753% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $125,090 (7.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $156,989
• List price: $134,500
• Delta: -14.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Harrison St	0.63mi	2/1.0 (-1)	1,008 (+1%)	3mo	$145,000	$144	58
6976 Fm 71	0.70mi	2/1.0 (-1)	1,001 (+0%)	2mo	$179,000	$179	56
501 Chestnut	0.64mi	2/1.0 (-1)	956 (-4%)	23mo	$119,900	$125	35

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-17,759
• Equity at exit: $20,054

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-10,224
• Equity at exit: $11,629

Cash invested: $37,660 (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 75428

• Home prices YoY: -6.5%
• Active inventory: 207
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$705
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $63

Break-even live

Break-even rent $1,171

Max offer price $134,500

Occupancy floor 90%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Sycamore St Commerce, TX	2.0	2.0	1045	$1,200	$1.15	43d	1	0.53mi
904 N Neal St Commerce, TX	2.0	1.0	1033	$1,250	$1.21	15d	1	0.55mi
904 N Neal St Commerce, TX	2.0	1.0	1033	$1,250	$1.21	12d	1	0.55mi
811 Bishop St Commerce, TX	2.0	1.0	810	$850	$1.05	43d	1	0.57mi
1004 Park St Commerce, TX	3.0	1.0	1082	$925	$0.85	16d	1	0.63mi
600 Maple St Commerce, TX	4.0	4.0	1400	$800	$0.57	24d	1	0.81mi
1315 Oneal St Commerce, TX	3.0	2.0	1007	$1,600	$1.59	1d	1	0.86mi
1315 Oneal St Unit B Commerce, TX	3.0	2.0	1007	$1,275	$1.27	1d	1	0.86mi
409 Maple St Unit 409A Commerce, TX	3.0	2.0	1098	$1,125	$1.02	24d	1	0.91mi
2004 Pecan St Commerce, TX	2.0	3.0	1014	$1,200	$1.18	43d	1	0.97mi
1313 Hunt St Commerce, TX	3.0	2.0	1100	$2,400	$2.18	43d	1	0.99mi
1618 Bois D'Arc St Unit 102 Commerce, TX	2.0	2.0	1000	$895	$0.90	21d	1	1.19mi
1814 Hunt St Unit 1303 Commerce, TX	2.0	1.0	700	$925	$1.32	43d	1	1.28mi
1814 Hunt St Unit 1805 6 Commerce, TX	2.0	1.5	872	$995	$1.14	24d	1	1.28mi
1814 Hunt St Commerce, TX	1.0–2.0	1.0–2.0	715	$1,050	$1.47	1d	7	1.28mi
1814 Hunt St Unit 1809 Commerce, TX	2.0	1.5	872	$995	$1.14	43d	1	1.28mi
801 Culver St Unit A05 Commerce, TX	2.0	1.5	870	$1,025	$1.18	1d	1	1.30mi
801 Culver St Unit C209 Commerce, TX	3.0	1.0	1053	$1,175	$1.12	19d	1	1.30mi
801 Culver St Unit D209 Commerce, TX	2.0	2.0	770	$1,250	$1.62	1d	1	1.35mi

Listing history 21 events

1. 2026-06-18
   days on market $134,500 Active 56 DOM
2. 2026-06-17
   days on market $134,500 Active 55 DOM
3. 2026-06-16
   days on market $134,500 Active 54 DOM
4. 2026-06-15
   days on market $134,500 Active 53 DOM
5. 2026-06-13
   days on market $134,500 Active 51 DOM
6. 2026-06-13
   days on market $134,500 Active 50 DOM
7. 2026-06-09
   days on market $134,500 Active 47 DOM
8. 2026-06-08
   days on market $134,500 Active 46 DOM
9. 2026-06-08
   price $134,500 Active 45 DOM
10. 2026-06-07
    days on market $138,500 Active 45 DOM
11. 2026-06-04
    days on market $138,500 Active 42 DOM
12. 2026-06-03
    days on market $138,500 Active 41 DOM
13. 2026-06-02
    days on market $138,500 Active 40 DOM
14. 2026-06-01
    days on market $138,500 Active 39 DOM
15. 2026-05-31
    days on market $138,500 Active 38 DOM
16. 2026-05-03
    historical $1,365
17. 2026-04-29
    listed $1,365
18. 2026-04-28
    historical $1,365
19. 2026-04-23
    listed $138,500 Active 585-char remark
20. 2026-04-03
    listed $1,365
21. 2026-03-02
    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: $1,965 · $164/mo
• Projected year-2 tax: $2,461 · $205/mo
• Expected delta: +$497/yr (+$41/mo · 25.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,011
• − Mortgage interest: −$7,534
• − Property taxes: −$1,965
• − Insurance: −$672
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,913
• Taxable loss: −$1,475
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,111/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: Commerce ISD
• NCES district ID: 4814820
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,295
• Composite: 23.01/100
• National rank: #7977
• State rank: #687 of 826 in TX

Livability — Commerce

• Score: 64/100
• State rank: #737
• US rank: #13696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commerce, TX
• County: Hunt County · 71,969 people
• City population: 11,531
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 11,531
• Household income: $51,424
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 546.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 14% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.08%
• Current HPI: 289.0436
• 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

+9753.5% since first listed

7 events — show timeline

• 2026-06-07 Price Changed $134,500 NTREIS
• 2026-05-03 Rental Removed $1,365 TURBOTENANT
• 2026-04-29 Listed for Rent $1,365 TURBOTENANT
• 2026-04-28 Rental Removed $1,365 TURBOTENANT
• 2026-04-23 Listed $138,500 NTREIS
• 2026-04-03 Listed for Rent $1,365 TURBOTENANT
• 2026-03-02 Sold (Public Records) — Public Records

Property tax history

+25.4%/yr

Latest (2025): $1,965 · -4.2% YoY. Source: county tax records.