708 N US Highway 69 · Celeste, TX 75423

$154,900

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 128 Days on market

Built 1935 0.29 ac lot $102/sqft · 21% below area Est $195k · 21% under ↓ 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 +20.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Updated, move-in ready, and priced with purpose. The cedar beam front porch and fresh exterior set the tone the moment you pull up — this home has been loved and improved. Inside, rich hardwood-look floors run throughout, the living room features built-in shelving, and a separate dining room with chandelier is ready for family dinners. The kitchen delivers floor-to-ceiling cabinet storage, updated appliances, and a layout that keeps the cook in the conversation. Original solid wood interior doors with vintage hardware — character you simply can't find in new construction. Huge backyard area with stained wood deck overlooks an oversized 0.29-acre lot. 2-car carport. New roof, new exterior siding, new fascia, soffit & gutters, AC & furnace replaced, refinished bathtubs, and energy-efficient lighting. City sewer. No HOA. Celeste ISD. Seller offering $5,000 toward buyer closing costs with an acceptable offer!

Key facts

• Covered front porch
• Cedar beams
• Oversized lot

Tags

• COVERED FRONT PORCH
• CEDAR BEAMS
• STAINED WOOD BACK DECK
• OVERSIZED LOT
• SOLID WOOD INTERIOR DOORS
• VINTAGE HARDWARE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.9% in Celeste — 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 60/100 on livability (#1,095 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Celeste ISD (rural): math 42% / reading 45% proficiency, ranked #292 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1935 — 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (median comp): $195,380
• List price: $154,900
• Delta: -20.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 N 6th St	0.25mi	4/2.0 (+1)	1,520 (+0%)	9mo	$175,000	$115	75
108 N 6th St	0.23mi	3/2.0	1,530 (+1%)	18mo	$169,000	$110	73
307 East Sanger St	0.49mi	3/2.0	1,497 (-1%)	8mo	$269,900	$180	68
208 N 6th St	0.13mi	4/1.5 (+1)	1,402 (-7%)	13mo	$198,000	$141	64
211 N 6th St	0.14mi	3/2.5	1,718 (+14%)	21mo	$215,000	$125	52
109 S Fir St	0.59mi	3/2.0	1,292 (-15%)	6mo	$239,900	$186	43
99 S Fir St	0.59mi	3/2.0	1,292 (-15%)	8mo	$239,900	$186	42
84 N US Highway 69	0.53mi	4/2.0 (+1)	1,700 (+12%)	16mo	$265,000	$156	36
201 E Pearl St	0.66mi	3/2.0	1,288 (-15%)	10mo	$219,000	$170	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $96,892
• Equity at exit: $139,546

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $275,742
• Equity at exit: $300,937

Cash invested: $43,372 (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 75423

• Home prices YoY: 31.3%
• Active inventory: 113
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$305 /mo · $3,663/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $195

Break-even live

Break-even rent $1,496

Max offer price $154,900

Occupancy floor 84%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $154,900 Active 128 DOM
2. 2026-06-17
   days on market $154,900 Active 127 DOM
3. 2026-06-16
   days on market $154,900 Active 126 DOM
4. 2026-06-15
   days on market $154,900 Active 125 DOM
5. 2026-06-13
   days on market $154,900 Active 123 DOM
6. 2026-06-13
   days on market $154,900 Active 122 DOM
7. 2026-06-09
   days on market $154,900 Active 119 DOM
8. 2026-06-08
   days on market $154,900 Active 118 DOM
9. 2026-06-07
   days on market $154,900 Active 117 DOM
10. 2026-06-04
    days on market $154,900 Active 114 DOM
11. 2026-06-03
    days on market $154,900 Active 113 DOM
12. 2026-06-02
    days on market $154,900 Active 112 DOM
13. 2026-06-01
    days on market $154,900 Active 111 DOM
14. 2026-05-31
    days on market $154,900 Active 110 DOM
15. 2026-04-04
    price $164,900 944-char remark

    Show marketing remark (944 chars)

    Updated, move-in ready, and priced with purpose. The cedar beam front porch and fresh exterior set the tone the moment you pull up — this home has been loved and improved. Inside, rich hardwood-look floors run throughout, the living room features built-in shelving, and a separate dining room with chandelier is ready for family dinners. The kitchen delivers floor-to-ceiling cabinet storage, updated appliances, and a layout that keeps the cook in the conversation. Original solid wood interior doors with vintage hardware — character you simply can't find in new construction. Huge backyard area with stained wood deck overlooks an oversized 0.29-acre lot. 2-car carport. New roof, new exterior siding, new fascia, soffit & gutters, AC & furnace replaced, refinished bathtubs, and energy-efficient lighting. City sewer. No HOA. Celeste ISD. Seller offering $5,000 toward buyer closing costs with an acceptable offer!

16. 2026-02-09
    listed $174,900 Active 944-char remark

    Show marketing remark (944 chars)

    Updated, move-in ready, and priced with purpose. The cedar beam front porch and fresh exterior set the tone the moment you pull up — this home has been loved and improved. Inside, rich hardwood-look floors run throughout, the living room features built-in shelving, and a separate dining room with chandelier is ready for family dinners. The kitchen delivers floor-to-ceiling cabinet storage, updated appliances, and a layout that keeps the cook in the conversation. Original solid wood interior doors with vintage hardware — character you simply can't find in new construction. Huge backyard area with stained wood deck overlooks an oversized 0.29-acre lot. 2-car carport. New roof, new exterior siding, new fascia, soffit & gutters, AC & furnace replaced, refinished bathtubs, and energy-efficient lighting. City sewer. No HOA. Celeste ISD. Seller offering $5,000 toward buyer closing costs with an acceptable offer!

17. 2025-08-07
    historical
18. 2025-06-14
    price $179,900
19. 2025-06-07
    price $185,000
20. 2025-04-22
    price $189,000
21. 2025-04-11
    price $192,000
22. 2025-02-01
    price $199,000
23. 2024-12-15
    listed $210,000 Active
24. 2022-09-21
    soldstatus Closed
25. 2022-08-19
    status Pending
26. 2022-08-09
    historical Active Option Contract
27. 2022-08-05
    listed $185,000 Active
28. 2022-05-24
    soldstatus
29. 2005-04-28
    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: $3,663 · $305/mo
• Projected year-2 tax: $3,663 · $305/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 · 23 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: $20,922
• − Mortgage interest: −$8,677
• − Property taxes: −$3,663
• − Insurance: −$774
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$4,506
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,354/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: Celeste ISD
• NCES district ID: 4813260
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $49,248
• Composite: 37.32/100
• National rank: #4446
• State rank: #292 of 826 in TX

Livability — Celeste

• Score: 60/100
• State rank: #1095
• US rank: #19367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Celeste, TX
• City population: 3,088
• Population (ZIP): 3,088

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 21% Two or more races 9% Native American 8%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 71.87%
• Current HPI: 301.3118
• 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

-10.9% since first listed

15 events — show timeline

• 2026-04-04 Price Changed $164,900 NTREIS
• 2026-02-09 Listed $174,900 NTREIS
• 2025-08-07 Listing Removed — NTREIS
• 2025-06-14 Price Changed $179,900 NTREIS
• 2025-06-07 Price Changed $185,000 NTREIS
• 2025-04-22 Price Changed $189,000 NTREIS
• 2025-04-11 Price Changed $192,000 NTREIS
• 2025-02-01 Price Changed $199,000 NTREIS
• 2024-12-15 Listed $210,000 NTREIS
• 2022-09-21 Sold (MLS) — NTREIS
• 2022-08-19 Pending — NTREIS
• 2022-08-09 Contingent — NTREIS
• 2022-08-05 Listed $185,000 NTREIS
• 2022-05-24 Sold (Public Records) — Public Records
• 2005-04-28 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,663 · +4.4% YoY. Source: county tax records.