1713 W Frank St · Grand Saline, TX 75140

$70,000

1 bd · 1.0 ba · 872 sqft · SingleFamily public records · 223 Days on market

Built 1961 0.30 ac lot $80/sqft · 57% below area ↓ 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming home offers solid bones and plenty of potential with just a little TLC. Featuring an oversized living area and a spacious one-bedroom layout, it’s ideal for a first-time buyer or an investor looking to expand their rental portfolio. The fenced backyard provides a safe space for pets or children to play, and the attached carport offers convenient, covered access directly into the kitchen. Great location, great potential—don’t miss this chance to make it your own!

Key facts

• Attached carport
• Fenced backyard
• 0.3 acre lot

Tags

• FENCED BACKYARD
• ATTACHED CARPORT
• OVERSIZED LIVING AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/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: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.0% in Grand Saline — 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 64/100 on livability (#800 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, amenities F, commute F.
• Grand Saline ISD (town): math 38% / reading 33% proficiency, ranked #520 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($484 loan paydown + $2k appreciation (2.7% local appreciation)).
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% 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 223 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.78%
• DSCR: 2.19
• GRM: 4.9

CMA / ARV

• ARV (median comp): $164,451
• List price: $70,000
• Delta: -57.43%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 N Richardson	0.38mi	2/1.0 (+1)	816 (-6%)	19mo	$125,000	$153	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.80×
• Total profit: $35,188
• Equity at exit: $30,267

10-year hold

• IRR: 32.8%
• Equity multiple: 5.47×
• Total profit: $87,707
• Equity at exit: $45,727

Cash invested: $19,600 (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 75140

• Home prices YoY: 1.3%
• Active inventory: 143
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $437

Break-even live

Break-even rent $641

Max offer price $70,000

Occupancy floor 58%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 Vz County Road 1810 Unit 1810 Grand Saline, TX	2.0	1.0	864	$1,195	$1.38	43d	1	1.28mi

Listing history 4 events

1. 2026-04-02
   price $70,000 498-char remark

   Show marketing remark (498 chars)

   This charming home offers solid bones and plenty of potential with just a little TLC. Featuring an oversized living area and a spacious one-bedroom layout, it’s ideal for a first-time buyer or an investor looking to expand their rental portfolio. The fenced backyard provides a safe space for pets or children to play, and the attached carport offers convenient, covered access directly into the kitchen. Great location, great potential—don’t miss this chance to make it your own!

2. 2026-04-02
   price $70,000 498-char remark

   Show marketing remark (498 chars)

   This charming home offers solid bones and plenty of potential with just a little TLC. Featuring an oversized living area and a spacious one-bedroom layout, it’s ideal for a first-time buyer or an investor looking to expand their rental portfolio. The fenced backyard provides a safe space for pets or children to play, and the attached carport offers convenient, covered access directly into the kitchen. Great location, great potential—don’t miss this chance to make it your own!

3. 2025-10-14
   listed $78,500 Active 498-char remark

   Show marketing remark (498 chars)

   This charming home offers solid bones and plenty of potential with just a little TLC. Featuring an oversized living area and a spacious one-bedroom layout, it’s ideal for a first-time buyer or an investor looking to expand their rental portfolio. The fenced backyard provides a safe space for pets or children to play, and the attached carport offers convenient, covered access directly into the kitchen. Great location, great potential—don’t miss this chance to make it your own!

4. 2025-10-08
   listed $78,500 Active 498-char remark

   Show marketing remark (498 chars)

   This charming home offers solid bones and plenty of potential with just a little TLC. Featuring an oversized living area and a spacious one-bedroom layout, it’s ideal for a first-time buyer or an investor looking to expand their rental portfolio. The fenced backyard provides a safe space for pets or children to play, and the attached carport offers convenient, covered access directly into the kitchen. Great location, great potential—don’t miss this chance to make it your own!

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $14,340
• − Mortgage interest: −$3,921
• − Property taxes: −$1,325
• − Insurance: −$350
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,036
• Taxable income: $4,414
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $4,190/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: Grand Saline ISD
• NCES district ID: 4821450
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $41,621
• Composite: 29.99/100
• National rank: #6365
• State rank: #520 of 826 in TX

Livability — Grand Saline

• Score: 64/100
• State rank: #800
• US rank: #14580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Saline, TX
• Population (ZIP): 8,596

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 28% Two or more races 9%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 215.5979
• 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

-10.8% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $70,000 NTREIS
• 2026-04-02 Price Changed $70,000 GTAR
• 2025-10-14 Listed $78,500 GTAR
• 2025-10-08 Listed $78,500 NTREIS

Property tax history

+10.5%/yr

Latest (2025): $1,325 · +2.6% YoY. Source: county tax records.