582 Fm 246 · Wortham, TX 76693

$69,668

3 bd · 2.0 ba · 1,828 sqft · SingleFamily · 17 Days on market

Built 2004 Poor condition 1.00 ac 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
• Appreciation +5.6/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Have you been looking for a country home on small acreage that you can make your own? Well, you've found it! This fully fenced and gated home comes with 3 bedrooms, 2 baths, and a formal dining room or second living area. Relax in your primary suite with ensuite bath and entertain guests with the 2 extra bedrooms and a full bath. Come take a look today!

Key facts

• 1 acre lot
• Built 2004
• Listed 17 days

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage; Property listed as real estate owned
• HOA & community: No association

Exterior

• Parking: Gated parking
• Utilities: Co-op electric; Septic
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2004
• Exterior features: 1 acre lot; Directions: FM 246 from Wortham

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms; Primary bedroom on first level
• Bathrooms: 2 full bathrooms
• Interior features: One living area and one dining area; Other interior features; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,128 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• Wortham ISD (rural): math 34% / reading 37% proficiency, ranked #523 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wortham El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 255 students, 60% FRL).
• Market conditions: 45 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($482 loan paydown + $802 appreciation (1.1% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,622 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.81% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 2.84×
• Total profit: $35,887
• Equity at exit: $24,330

10-year hold

• IRR: 37.6%
• Equity multiple: 5.56×
• Total profit: $88,863
• Equity at exit: $32,760

Cash invested: $19,507 (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 76693

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$365
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $535

Break-even live

Break-even rent $587

Max offer price $69,668

Occupancy floor 53%

Sensitivity live

Price	-10% $574	-5% $555	+0% $535	+5% $515	+10% $495
Rent	-10% $435	-5% $485	+0% $535	+5% $585	+10% $635
Rate	-1.0pp $570	-0.5pp $553	base $535	+0.5pp $517	+1.0pp $498

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: $17,417
• Closing costs: $2,090
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   statusdays on market $69,668 Pending 17 DOM
2. 2026-06-18
   days on market $69,668 Active 16 DOM
3. 2026-06-17
   days on market $69,668 Active 15 DOM
4. 2026-06-16
   days on market $69,668 Active 14 DOM
5. 2026-06-15
   days on market $69,668 Active 13 DOM
6. 2026-06-15
   days on market $69,668 Active 12 DOM
7. 2026-06-13
   days on market $69,668 Active 11 DOM
8. 2026-06-12
   days on market $69,668 Active 10 DOM
9. 2026-06-09
   days on market $69,668 Active 7 DOM
10. 2026-06-08
    days on market $69,668 Active 6 DOM
11. 2026-06-08
    days on market $69,668 Active 5 DOM
12. 2026-06-05
    days on market $69,668 Active 3 DOM
13. 2026-06-03
    remarks 355-char remark
14. 2026-06-03
    listed $69,668 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: $834 · $70/mo
• Projected year-2 tax: $1,275 · $106/mo
• Expected delta: +$441/yr (+$37/mo · 52.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $15,170
• − Mortgage interest: −$3,902
• − Property taxes: −$834
• − Insurance: −$348
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,027
• Taxable income: $5,631
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $5,066/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to a livable condition. Significant updates are needed to improve its resale and rental value.

Repairs flagged

• Major kitchen countertops — damaged and in need of replacement
• Major bathroom fixtures — broken and in need of replacement
• Major exterior vegetation — overgrown and requires trimming
• Major damaged siding — visible damage and needs repair
• Major damaged windows — boarded-up and need replacement
• Major damaged flooring — hardwood floors in poor condition

Value-add opportunities

• Both extensive exterior landscaping — improves curb appeal and rental value
• Both new kitchen countertops and appliances — enhances functionality and resale value
• Both new bathroom fixtures and tiling — improves functionality and resale value
• Both new flooring — enhances functionality and resale value
• Both new paint and interior trim — enhances appearance and resale value
• Both HVAC system replacement — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · damaged and in need of replacement	Major	$15,000–50,000
bathroom fixtures · broken and in need of replacement	Major	$15,000–50,000
exterior vegetation · overgrown and requires trimming	Major	$15,000–50,000
damaged siding · visible damage and needs repair	Major	$15,000–50,000
damaged windows · boarded-up and need replacement	Major	$15,000–50,000
damaged flooring · hardwood floors in poor condition	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both extensive exterior landscaping — improves curb appeal and rental value ↑
• Both new kitchen countertops and appliances — enhances functionality and resale value ↑
• Both new bathroom fixtures and tiling — improves functionality and resale value ↑
• Both new flooring — enhances functionality and resale value ↑
• Both new paint and interior trim — enhances appearance and resale value ↑
• Both HVAC system replacement — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wortham ISD
• NCES district ID: 4846470
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $39,554
• Composite: 29.76/100
• National rank: #6437
• State rank: #523 of 826 in TX

Livability — Wortham

• Score: 59/100
• State rank: #1128
• US rank: #19935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,966

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Two or more races 19% Hispanic / Latino 18% Black 17%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 13% Serbian 6% Slovak 6%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.15%
• Current HPI: 173.19
• 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

1 event — show timeline

• 2026-05-31 Listed $69,668 NTREIS