209 W Ayers St · Frankston, TX 75763

$42,000

3 bd · 2.0 ba · 1,578 sqft · SingleFamily public records · 179 Days on market

Built 1993 5,227 sqft lot $27/sqft · 83% below area

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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
• Appreciation +10.0/10.0
• 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 MLS

3 bed 2 bath house for sale in Frankston, TX This house is 1,578sqft and sits on a . 12 acre lot. Ideal for either buy and hold or fix n flip opportunities. The house is in need of a full renovation. Walls, floors, kitchen, bathrooms. Everything is cosmetic, bones are solid. Junk in the house is currently being removed. More pictures will be available as soon as I can get this cleanup finished and photographer out there. ARV is ~$150,000 Deed is clean and will transfer with a warranty deed. I am open to selling on terms

Key facts

• 5,227 sq ft lot
• Built 1993
• Listed 179 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% 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: schools C-, employment D+, amenities 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.
• Market conditions: 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($290 loan paydown + $4k 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 $12k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.33% ✓
• Cap rate: 27.05%
• Cash-on-cash: 74.13%
• DSCR: 4.30
• GRM: 2.5

CMA / ARV

• ARV (median comp): $250,358
• List price: $42,000
• Delta: -83.22%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
641 N Weldon St	0.37mi	3/2.0	1,494 (-5%)	11mo	$299,997	$201	65
509 Kickapoo St	0.52mi	3/1.0	1,600 (+1%)	12mo	$99,900	$62	59
623 N Weldon St	0.52mi	3/2.0	1,401 (-11%)	4mo	$299,900	$214	53

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: 84.7%
• Equity multiple: 6.89×
• Total profit: $69,218
• Equity at exit: $37,837

10-year hold

• IRR: 79.2%
• Equity multiple: 15.25×
• Total profit: $167,603
• Equity at exit: $81,597

Cash invested: $11,760 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $726

Break-even live

Break-even rent $480

Max offer price $42,000

Occupancy floor 43%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 W Pine St Frankston, TX	3.0	2.0	1288	$1,400	$1.09	43d	1	0.44mi

Listing history 8 events

1. 2026-06-03
   days on market $42,000 Active 179 DOM
2. 2026-06-02
   days on market $42,000 Active 178 DOM
3. 2026-06-01
   days on market $42,000 Active 177 DOM
4. 2026-05-31
   days on market $42,000 Active 176 DOM
5. 2026-02-04
   soldstatus
6. 2025-12-06
   listed $42,000 Active 527-char remark

   Show marketing remark (527 chars)

   3 bed 2 bath house for sale in Frankston, TX This house is 1,578sqft and sits on a . 12 acre lot. Ideal for either buy and hold or fix n flip opportunities. The house is in need of a full renovation. Walls, floors, kitchen, bathrooms. Everything is cosmetic, bones are solid. Junk in the house is currently being removed. More pictures will be available as soon as I can get this cleanup finished and photographer out there. ARV is ~$150,000 Deed is clean and will transfer with a warranty deed. I am open to selling on terms

7. 2025-11-24
   soldstatus
8. 1985-08-01
   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: $1,702 · $142/mo
• Projected year-2 tax: $1,702 · $142/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 · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $16,800
• − Mortgage interest: −$2,353
• − Property taxes: −$1,702
• − Insurance: −$210
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$1,222
• Taxable income: $8,626
• Est. tax owed @ 24.0%: −$2,070
• After-tax cash flow: $6,647/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

4 events — show timeline

• 2026-02-04 Sold (Public Records) — Public Records
• 2025-12-06 Listed $42,000 ForSaleByOwner.com
• 2025-11-24 Sold (Public Records) — Public Records
• 1985-08-01 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,702 · +2.5% YoY. Source: county tax records.