701 E Brin St · Terrell, TX 75160

$179,000

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 7 Days on market

Built 1998 0.33 ac lot Est $227k · 21% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.0/10.0
• 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 MLS

Multiple offer received. All offers due by 9pm July 22nd. Check out this fully remodeled house in a quite neighborhood with huge fenced backyard! Brand New AC system, new tubs, new toilets, new vanities, new disposal, new stove, new floors, newer roof, fresh paint inside and out! Excellent rental property as it meets the 1% rule and fully rehabbed.

Key facts

• Bright living area
• Fenced backyard
• Outdoor oasis

Tags

• CORNER LOT
• FENCED BACKYARD
• BRIGHT LIVING AREA
• WELL-APPOINTED KITCHEN
• OUTDOOR OASIS
• MINUTES FROM SCHOOLS

Property features AI

Finance

• Other: Directions provided to the property from downtown Terrell
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Treated as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Additional off-street parking
• Security: No specific security features listed
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1998; Composition roof; Other construction materials; Pillar/post/pier foundation
• Exterior features: Lot in Park Place subdivision; Less than 0.5 acre lot

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans
• Interior features: Cable TV available; Eat-in kitchen; High-speed internet available; One living area; One dining area; 3 total rooms
• 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 $179k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 7.5% 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: J W Long El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 672 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 372 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 35% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago 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

• Watch-outs: property tax is 3.1% of price.
• 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 $179,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $226,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 E Brin St	0.05mi	3/2.0 (-1)	1,200 (-7%)	10mo	$249,900	$208	72
509 N Adelaide St	0.36mi	3/2.0 (-1)	1,288 (-1%)	11mo	$215,000	$167	68
606 E Brin St	0.05mi	3/1.5 (-1)	1,440 (+11%)	5mo	$189,000	$131	68
500 N Virginia St	0.26mi	3/1.0 (-1)	1,255 (-3%)	11mo	$169,900	$135	64
1110 N Catherine St	0.66mi	3/2.0 (-1)	1,312 (+1%)	4mo	$199,000	$152	59
203 W Alamo St	0.54mi	3/2.0 (-1)	1,250 (-4%)	14mo	$249,000	$199	52
111 E State St	0.52mi	4/2.0	1,416 (+9%)	14mo	$184,950	$131	49
204 Heath St	0.58mi	3/2.0 (-1)	1,233 (-5%)	14mo	$242,000	$196	48
904 N Virginia St	0.59mi	3/2.0 (-1)	1,140 (-12%)	1mo	$184,900	$162	46
916 N Virginia St	0.63mi	3/2.0 (-1)	1,176 (-9%)	7mo	$239,500	$204	45
506 W Brin St	0.70mi	3/2.0 (-1)	1,248 (-4%)	21mo	$218,000	$175	39
407 Thomas St	0.67mi	4/2.0	1,447 (+12%)	20mo	$280,000	$194	33

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-17,155
• Equity at exit: $26,689

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $820
• Equity at exit: $15,477

Cash invested: $50,120 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,102 high
• Mortgage (P&I): −$939
• Tax from tax record: −$464 /mo · $5,567/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $183

Break-even live

Break-even rent $1,870

Max offer price $179,000

Occupancy floor 86%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 N Delphine St Terrell, TX	3.0	2.0	1526	$1,950	$1.28	43d	1	0.26mi
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	44d	1	0.78mi
102 Rock Creek Ln Terrell, TX	3.0	2.0	1262	$1,850	$1.47	24d	1	0.97mi
215 Willow Creek Ln Terrell, TX	3.0	2.0	1580	$1,850	$1.17	43d	1	0.97mi
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,435	$1.28	1d	1	1.04mi
233 Willow Creek Ln Terrell, TX	3.0	2.0	1801	$1,995	$1.11	43d	1	1.06mi
114 Brushy Creek Ln Terrell, TX	3.0	2.0	1357	$1,695	$1.25	7d	1	1.12mi
1210 S Frances St Terrell, TX	3.0	2.0	1204	$1,700	$1.41	43d	1	1.38mi
1300 S Adelaide St Terrell, TX	1.0–4.0	1.0–2.0	785	$1,593	$2.03	1d	9	1.42mi

Listing history 7 events

1. 2026-06-18
   days on market $179,000 Active 7 DOM
2. 2026-06-17
   days on market $179,000 Active 6 DOM
3. 2026-06-16
   days on market $179,000 Active 5 DOM
4. 2026-06-15
   days on market $179,000 Active 4 DOM
5. 2026-06-13
   days on market $179,000 Active 2 DOM
6. 2026-06-13
   remarks 657-char remark
7. 2026-06-13
   listed $179,000 Active 1 DOM

ⓘ 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: $5,567 · $464/mo
• Projected year-2 tax: $5,567 · $464/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $25,222
• − Mortgage interest: −$10,027
• − Property taxes: −$5,567
• − Insurance: −$895
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$5,207
• Taxable loss: −$510
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,321/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

+70.5% since first listed

16 events — show timeline

• 2026-06-11 Listed $179,000 NTREIS
• 2025-11-12 Price Changed $195,000 NTREIS
• 2025-10-07 Listed $200,000 NTREIS
• 2019-11-01 Sold (Public Records) — Public Records
• 2019-11-01 Sold (Public Records) — Public Records
• 2019-10-30 Sold (MLS) — NTREIS
• 2019-07-31 Pending — NTREIS
• 2019-07-25 Contingent — NTREIS
• 2019-07-19 Listed $130,000 NTREIS
• 2019-05-12 Pending — NTREIS
• 2019-05-03 Contingent — NTREIS
• 2019-05-01 Listing Removed — NTREIS
• 2019-04-28 Listed $105,000 NTREIS
• 2019-04-12 Sold (Public Records) — Public Records
• 2003-05-28 Sold (Public Records) — Public Records
• 2003-05-28 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,567 · +6.6% YoY. Source: county tax records.