108 W Adams St · Itasca, TX 76055

$375,000

6 bd · 2.0 ba · 1,188 sqft · MultiFamily public records · 27 Days on market

Built 2021 5,009 sqft 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Secure your next income-producing asset with this well maintained duplex. Only 5 years old but was freshly painted on the entire inside summer 2025, plus brand new vanities in both primary en suites, along with a few more updates. The kitchen comes equipped with stainless steel appliances, kitchen island, and pantry. Perfectly positioned in a quiet community, this property offers immediate cash flow with both units 100% occupied. Each side features a spacious 1,188 sq. ft. layout with 3 bedrooms and 2 full baths. The modern, open-concept floor plan is designed for long-term tenant appeal, complete with in-unit laundry room and low-maintenance finishes. Start collecting rent from day one!

Key facts

• Freshly painted
• Kitchen island
• Brand new vanities

Tags

• WELL MAINTAINED DUPLEX
• FRESHLY PAINTED
• BRAND NEW VANITIES
• STAINLESS STEEL APPLIANCES
• KITCHEN ISLAND
• SPACIOUS LAYOUT

Property features AI

Finance

• Other: Property type: Residential income duplex; Number of buildings: 1; Total units: 2; Building area reported: 2,376 (source: builder); Lot described as less than 0.5 acre
• Financial info: Gross annual income reported for property: $39,600; Gross annual expenses reported for property: $3,600; Insurance expense reported: $2,148; Net operating income reported: $33,851; Capitalization rate: 9.03%; Listing terms include 1031 Exchange, Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Concrete driveway; 4 parking spaces
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Cable available; Underground utilities; All-weather road
• Home design: Duplex (residential income); One story; Preowned (built in 2021)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2021
• Exterior features: Covered porches; Front porch; Rear porch; Covered patio

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave; Kitchen island; Pantry; Granite counters; Eat-in kitchen; Open floorplan
• Bedrooms: 6 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; Granite counters; High speed internet available; Kitchen island; Open floorplan; Pantry; Vaulted ceilings; Walk-in closets; Window coverings
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative. Per door: $-610/mo.
• To cash-flow at today's rent, offer at most $159k (57.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (53.3% below list).
• Recommended offer: $159k (57.5% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 5.7% in Itasca — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#832 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Itasca ISD (rural): math 23% / reading 35% proficiency, ranked #636 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Itasca El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 295 students, 74% FRL).
• Market conditions: 83 active listings in the ZIP; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $159,435 (57.5% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.47% ✗
• Cap rate: 2.39%
• Cash-on-cash: -13.95%
• DSCR: 0.38
• GRM: 17.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 2.21×
• Total profit: $126,549
• Equity at exit: $337,830

10-year hold

• IRR: 14.4%
• Equity multiple: 5.13×
• Total profit: $433,850
• Equity at exit: $728,543

Cash invested: $105,000 (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 76055

• Home prices YoY: 4.1%
• Active inventory: 83
• Price-to-rent: 35.7×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$480 /mo · $5,760/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-1,220

Break-even live

Break-even rent $3,295

Max offer price $159,435

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,750
Total (2 units)			$1,750

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $375,000 Active 27 DOM
2. 2026-06-17
   days on market $375,000 Active 26 DOM
3. 2026-06-16
   days on market $375,000 Active 25 DOM
4. 2026-06-15
   days on market $375,000 Active 24 DOM
5. 2026-06-13
   days on market $375,000 Active 22 DOM
6. 2026-06-12
   days on market $375,000 Active 21 DOM
7. 2026-06-10
   days on market $375,000 Active 18 DOM
8. 2026-06-08
   days on market $375,000 Active 17 DOM
9. 2026-06-08
   days on market $375,000 Active 16 DOM
10. 2026-06-05
    days on market $375,000 Active 14 DOM
11. 2026-06-03
    days on market $375,000 Active 12 DOM
12. 2026-06-02
    days on market $375,000 Active 11 DOM
13. 2026-06-01
    days on market $375,000 Active 10 DOM
14. 2026-05-31
    days on market $375,000 Active 9 DOM
15. 2026-05-22
    listed $375,000 Active
16. 2026-02-28
    historical $1,750
17. 2026-01-07
    listed $1,750
18. 2021-11-24
    soldstatus
19. 2020-06-25
    soldstatus
20. 2011-06-24
    soldstatus
21. 2011-04-04
    soldstatus
22. 2000-01-03
    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: $5,760 · $480/mo
• Projected year-2 tax: $6,862 · $572/mo
• Expected delta: +$1,103/yr (+$92/mo · 19.1%)

ⓘ 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 5/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$21,006
• − Property taxes: −$5,760
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$10,909
• Taxable loss: −$21,910
• Est. tax savings @ 24.0%: +$5,258
• After-tax cash flow: $-9,385/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: Itasca ISD
• NCES district ID: 4824480
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 35% ▼ -1.00%
• Median HH income: $49,224
• Composite: 25.26/100
• National rank: #7499
• State rank: #636 of 826 in TX

Livability — Itasca

• Score: 63/100
• State rank: #832
• US rank: #14977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Itasca, TX
• City population: 3,719
• Population (ZIP): 3,719

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.37%
• Current HPI: 264.5221
• 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

+21328.6% since first listed

8 events — show timeline

• 2026-05-22 Listed $375,000 NTREIS
• 2026-02-28 Rental Removed $1,750 RENTEC
• 2026-01-07 Listed for Rent $1,750 RENTEC
• 2021-11-24 Sold (Public Records) — Public Records
• 2020-06-25 Sold (Public Records) — Public Records
• 2011-06-24 Sold (Public Records) — Public Records
• 2011-04-04 Sold (Public Records) — Public Records
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+55.8%/yr

Latest (2025): $5,760 · -2.2% YoY. Source: county tax records.