713 E College St · Terrell, TX 75160

$166,000

4 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 214 Days on market

Built 1885 0.36 ac lot $93/sqft · 35% below area Est $256k · 35% under ↓ 12% 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 +24.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +7.8/10.0
• 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

This historic property presents a prime investment opportunity for a buyer with vision, perfectly positioned for both an owner-occupant utilizing an FHA 203k renovation loan or a strategic fix-and-flip long-term rental investor. Stop searching for the perfect move-in ready home and create your own equity!

Key facts

• 0.36 acre lot
• Built 1885
• Listed 213 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: W H Burnett El (329 students, 79% FRL); Herman Furlough Jr Middle (math 28% / reading 28%, grade F, #1,143 of 1,662 statewide, top 69%, 1,168 students, 64% FRL); Terrell H S (math 24% / reading 38%, grade F, #1,077 of 1,632 statewide, top 66%, 1,466 students, 56% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 375 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 37% 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

• It's been on market 214 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• 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 $146,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 6.3

CMA / ARV

• ARV (median comp): $256,027
• List price: $166,000
• Delta: -35.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Lydia St	0.28mi	4/2.0	1,636 (-9%)	6mo	$239,900	$147	68
103 Stallings St	0.54mi	4/2.5	1,850 (+3%)	2mo	$349,900	$189	66
201 Dellis St	0.20mi	4/2.5	2,034 (+14%)	2mo	$335,000	$165	64
504 E Brin St	0.19mi	3/2.0 (-1)	1,560 (-13%)	6mo	$275,000	$176	60
708 N Rockwall Ave	0.70mi	4/2.0	1,794 (+0%)	9mo	$210,000	$117	59
817 N Virginia St	0.67mi	3/2.0 (-1)	1,840 (+3%)	2mo	$399,999	$217	58
306 Dixon St	0.48mi	4/2.0	1,622 (-10%)	5mo	$279,000	$172	58
202 Campbell St	0.43mi	3/2.0 (-1)	1,617 (-10%)	3mo	$265,000	$164	56
200 Campbell St	0.42mi	3/2.0 (-1)	1,607 (-10%)	6mo	$265,000	$165	53
504 Stallings St	0.75mi	3/2.0 (-1)	1,908 (+6%)	1mo	$340,000	$178	48
501 Stallings St	0.71mi	3/2.5 (-1)	1,645 (-8%)	7mo	$289,000	$176	40
106 Jones St	0.72mi	3/2.0 (-1)	1,537 (-14%)	1mo	$289,900	$189	37

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,770
• Equity at exit: $24,751

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $22,706
• Equity at exit: $14,353

Cash invested: $46,480 (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: 375
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$871
• Tax from tax record: −$460 /mo · $5,523/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $329

Break-even live

Break-even rent $1,772

Max offer price $166,000

Occupancy floor 80%

Sensitivity live

Price	-10% $423	-5% $376	+0% $329	+5% $282	+10% $235
Rent	-10% $156	-5% $242	+0% $329	+5% $415	+10% $502
Rate	-1.0pp $412	-0.5pp $371	base $329	+0.5pp $286	+1.0pp $242

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: $41,500
• Closing costs: $4,980
• 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	45d	1	0.29mi
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	46d	1	0.70mi
102 Rock Creek Ln Terrell, TX	3.0	2.0	1262	$1,850	$1.47	25d	1	1.04mi
215 Willow Creek Ln Terrell, TX	3.0	2.0	1580	$1,850	$1.17	45d	1	1.05mi
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,435	$1.28	0d	1	1.11mi
233 Willow Creek Ln Terrell, TX	3.0	2.0	1801	$1,995	$1.11	45d	1	1.15mi
114 Brushy Creek Ln Terrell, TX	3.0	2.0	1357	$1,695	$1.25	8d	1	1.19mi
209 Southgate Dr Terrell, TX	4.0	2.5	2054	$2,535	$1.23	45d	1	1.34mi
213 Southgate Dr Terrell, TX	4.0	2.0	1752	$2,305	$1.32	0d	1	1.35mi

Listing history 16 events

1. 2026-06-09
   days on market $166,000 Active 214 DOM
2. 2026-06-08
   days on market $166,000 Active 213 DOM
3. 2026-06-07
   days on market $166,000 Active 212 DOM
4. 2026-06-04
   days on market $166,000 Active 209 DOM
5. 2026-06-03
   days on market $166,000 Active 208 DOM
6. 2026-06-02
   days on market $166,000 Active 207 DOM
7. 2026-06-01
   days on market $166,000 Active 206 DOM
8. 2026-05-31
   days on market $166,000 Active 205 DOM
9. 2026-04-23
   price $166,000 306-char remark

   Show marketing remark (306 chars)

   This historic property presents a prime investment opportunity for a buyer with vision, perfectly positioned for both an owner-occupant utilizing an FHA 203k renovation loan or a strategic fix-and-flip long-term rental investor. Stop searching for the perfect move-in ready home and create your own equity!

10. 2026-03-29
    price $167,500 306-char remark

    Show marketing remark (306 chars)

    This historic property presents a prime investment opportunity for a buyer with vision, perfectly positioned for both an owner-occupant utilizing an FHA 203k renovation loan or a strategic fix-and-flip long-term rental investor. Stop searching for the perfect move-in ready home and create your own equity!

11. 2025-12-16
    price $183,000 306-char remark

    Show marketing remark (306 chars)

    This historic property presents a prime investment opportunity for a buyer with vision, perfectly positioned for both an owner-occupant utilizing an FHA 203k renovation loan or a strategic fix-and-flip long-term rental investor. Stop searching for the perfect move-in ready home and create your own equity!

12. 2025-12-05
    price $184,000 306-char remark

    Show marketing remark (306 chars)

    This historic property presents a prime investment opportunity for a buyer with vision, perfectly positioned for both an owner-occupant utilizing an FHA 203k renovation loan or a strategic fix-and-flip long-term rental investor. Stop searching for the perfect move-in ready home and create your own equity!

13. 2025-11-07
    listed $188,000 Active 306-char remark

    Show marketing remark (306 chars)

    This historic property presents a prime investment opportunity for a buyer with vision, perfectly positioned for both an owner-occupant utilizing an FHA 203k renovation loan or a strategic fix-and-flip long-term rental investor. Stop searching for the perfect move-in ready home and create your own equity!

14. 2023-09-27
    soldstatus
15. 1999-04-23
    soldstatus
16. 1999-02-02
    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: $5,523 · $460/mo
• Projected year-2 tax: $5,523 · $460/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: $26,260
• − Mortgage interest: −$9,299
• − Property taxes: −$5,523
• − Insurance: −$830
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$4,829
• Taxable income: $1,577
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,567/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

-11.7% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $166,000 NTREIS
• 2026-03-29 Price Changed $167,500 NTREIS
• 2025-12-16 Price Changed $183,000 NTREIS
• 2025-12-05 Price Changed $184,000 NTREIS
• 2025-11-07 Listed $188,000 NTREIS
• 2023-09-27 Sold (Public Records) — Public Records
• 1999-04-23 Sold (Public Records) — Public Records
• 1999-02-02 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $5,523 · +3.0% YoY. Source: county tax records.