7938 Fm 987 · Talty, TX 75160

$240,000

5 bd · 3.0 ba · 2,820 sqft · SingleFamily public records · 3 Days on market

Built 1972 1.41 ac lot

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER HAS ACCEPTED OFFER Open House Sunday March 13 1 to 3pm. Nothing but space and opportunity with this spacious Ranch style home. This home features an oversized primary room with a second story bedroom above leading to a large patio and below deck.The wide-ranging lot overlooks a riding range(left side) and a pond that can be used for fishing. An additional patio to the secondary primary room can also be used for relaxing. Home also has two dining rooms and two kitchen areas creating additional family space. Home needs a bit of TLC but has plenty of room and land to create the perfect home. HOME BEING SOLD AS IS-NO REPAIRS WILL BE MADE. Seller needs 30 day complimentary lease back. Seller does not have survey.

Key facts

• Scenic pond
• Wood deck
• Shopping centers

Tags

• RANCH-STYLE HOME
• OVER AN ACRE OF LAND
• SCENIC POND
• WOOD DECK
• MINUTES FROM HIGHWAY 80
• SHOPPING CENTERS

Property features AI

Finance

• Other: Lot size approximately 1.41 acres; Subdivision: Ingram Ranch Estates 1, 2 & 3; County: Kaufman
• Financial info: Listing accepted loan types: Cash, Conventional, Fixed; Treat as clear loan type; No second mortgage indicated; HUD-owned special listing condition
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) with 2 covered/carport spaces; No enclosed garage spaces
• Utilities: City water; Aerobic septic; Asphalt access; Cable available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Year built 1972; Not attached to another property
• Construction: Brick, wood and other exterior materials; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Deck; Fencing (other); Large backyard with grass; Interior and irregular lot shapes; Tank/pond on property; Easements present

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 5 bedrooms (all on level 1; primary bedroom on level 1)
• Flooring: Carpet; Ceramic tile; Other flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom (total 4 bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning; Wood-burning stove (fireplace)
• Interior features: Cable TV available; Two living areas; Two dining areas; Total of 13 rooms; One level
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (7.6% below list).
• Recommended offer: $201k (16.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 1.9% in Talty — 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 59/100 on livability (#1,124 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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; 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,714 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $541,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8150 County Road 271	0.45mi	4/2.5 (-1)	2,400 (-15%)	20mo	$460,000	$192	31

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: -22.8%
• Equity multiple: 0.21×
• Total profit: $-52,827
• Equity at exit: $35,785

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-63,315
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$616 /mo · $7,391/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-222

Break-even live

Break-even rent $2,499

Max offer price $200,714

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-154	+0% $-222	+5% $-290	+10% $-358
Rent	-10% $-398	-5% $-310	+0% $-222	+5% $-135	+10% $-47
Rate	-1.0pp $-102	-0.5pp $-161	base $-222	+0.5pp $-285	+1.0pp $-348

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   remarks 584-char remark
2. 2026-06-21
   listed $240,000 Active 3 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: $7,391 · $616/mo
• Projected year-2 tax: $7,391 · $616/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $26,614
• − Mortgage interest: −$13,444
• − Property taxes: −$7,391
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$6,982
• Taxable loss: −$6,661
• Est. tax savings @ 24.0%: +$1,599
• After-tax cash flow: $-1,070/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 — Talty

• Score: 59/100
• State rank: #1124
• US rank: #19820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 122,338 people
• 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

+27.0% since first listed

21 events — show timeline

• 2026-06-16 Listed $240,000 NTREIS
• 2022-06-08 Sold (Public Records) — Public Records
• 2022-06-06 Sold (MLS) — NTREIS
• 2022-04-09 Pending — NTREIS
• 2022-04-05 Contingent — NTREIS
• 2022-04-01 Relisted — NTREIS
• 2022-03-16 Contingent — NTREIS
• 2022-03-08 Relisted — NTREIS
• 2022-03-03 Contingent — NTREIS
• 2022-02-24 Price Changed $2,550 RENT.
• 2022-02-14 Price Changed $345,000 NTREIS
• 2022-01-25 Listed $370,000 NTREIS
• 2021-08-20 Pending — NTREIS
• 2021-08-16 Contingent — NTREIS
• 2021-08-14 Listing Removed — NTREIS
• 2021-07-26 Relisted — NTREIS
• 2021-07-19 Contingent — NTREIS
• 2021-07-09 Listed $270,000 NTREIS
• 2014-09-17 Listing Removed — NTREIS
• 2013-12-21 Price Changed $179,000 NTREIS
• 2013-09-16 Listed $189,000 NTREIS

Property tax history

+6.0%/yr

Latest (2025): $7,391 · +25.2% YoY. Source: county tax records.