105 W College St · Blooming Grove, TX 76626

$199,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 57 Days on market

Built 1962 7,579 sqft lot $157/sqft · 32% above area Est $208k · at est.

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Why this score? — see what drove the D+ 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 +11.5/30.0
• ARV discount +9.3/15.0
• Appreciation +8.9/10.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2-bath home in the heart of Blooming Grove, TX. Step inside to find stylish finishes and modern touches throughout, creating a warm and inviting atmosphere. The charming kitchen features updated cabinetry, countertops, and fixtures—perfect for both everyday meals and entertaining. Both bathrooms have been thoughtfully renovated with contemporary upgrades for comfort and style. Enjoy the privacy of a fully fenced backyard, ideal for pets, play, or relaxing under the Texas sky. This move-in ready home offers small-town charm with updated appeal—don’t miss your chance to make it yours! Owner financing is available! Roof less than 3 years old and major plumbing upgrades!

Key facts

• Renovated bathrooms
• Updated countertops
• Updated cabinetry

Tags

• UPDATED CABINETRY
• UPDATED COUNTERTOPS
• UPDATED FIXTURES
• RENOVATED BATHROOMS
• FULLY FENCED BACKYARD
• MAJOR PLUMBING UPGRADES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-65 ($-775/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (25.0% below list).
• Recommended offer: $150k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#548 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, amenities F.
• Blooming Grove ISD (rural): math 39% / reading 43% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (7.7% local appreciation)).
• Navarro County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 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 57 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 61% 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 $150,000 (25.0% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (median comp): $208,025
• List price: $199,900
• Delta: -3.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 S Walton St	0.24mi	3/1.5	1,437 (+13%)	3mo	$59,900	$42	62
424 E 3rd St	0.38mi	3/2.0	1,380 (+8%)	5mo	$239,000	$173	60
108 W Forgey St	0.53mi	2/1.0 (-1)	1,232 (-3%)	13mo	$198,500	$161	55
304 E Forgey St	0.56mi	3/2.0	1,456 (+14%)	15mo	$159,500	$110	33
409 N Fordyce St	0.56mi	2/1.0 (-1)	1,123 (-12%)	22mo	$90,000	$80	31
205 Castle Cir	0.75mi	3/1.5	1,449 (+14%)	15mo	$235,000	$162	28

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

Projected returns pro-forma

7.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.33×
• Total profit: $74,625
• Equity at exit: $148,092

10-year hold

• IRR: 17.3%
• Equity multiple: 4.92×
• Total profit: $219,384
• Equity at exit: $290,429

Cash invested: $55,972 (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 76626

• Home prices YoY: 3.3%
• Active inventory: 13
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-65

Break-even live

Break-even rent $1,582

Max offer price $188,491

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-8	+0% $-65	+5% $-121	+10% $-178
Rent	-10% $-183	-5% $-124	+0% $-65	+5% $-5	+10% $54
Rate	-1.0pp $36	-0.5pp $-14	base $-65	+0.5pp $-116	+1.0pp $-169

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Atkinson St Unit B Blooming Grove, TX	3.0	2.0	1196	$1,500	$1.25	2d	1	0.26mi

Listing history 27 events

1. 2026-06-17
   days on market $199,900 Active 57 DOM
2. 2026-06-16
   days on market $199,900 Active 56 DOM
3. 2026-06-15
   days on market $199,900 Active 55 DOM
4. 2026-06-13
   days on market $199,900 Active 53 DOM
5. 2026-06-13
   days on market $199,900 Active 52 DOM
6. 2026-06-09
   days on market $199,900 Active 49 DOM
7. 2026-06-08
   days on market $199,900 Active 48 DOM
8. 2026-06-07
   days on market $199,900 Active 47 DOM
9. 2026-06-04
   days on market $199,900 Active 44 DOM
10. 2026-06-03
    days on market $199,900 Active 43 DOM
11. 2026-06-02
    days on market $199,900 Active 42 DOM
12. 2026-06-01
    days on market $199,900 Active 41 DOM
13. 2026-05-31
    days on market $199,900 Active 40 DOM
14. 2026-05-09
    price $199,900 740-char remark

    Show marketing remark (740 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home in the heart of Blooming Grove, TX. Step inside to find stylish finishes and modern touches throughout, creating a warm and inviting atmosphere. The charming kitchen features updated cabinetry, countertops, and fixtures—perfect for both everyday meals and entertaining. Both bathrooms have been thoughtfully renovated with contemporary upgrades for comfort and style. Enjoy the privacy of a fully fenced backyard, ideal for pets, play, or relaxing under the Texas sky. This move-in ready home offers small-town charm with updated appeal—don’t miss your chance to make it yours! Owner financing is available! Roof less than 3 years old and major plumbing upgrades!

15. 2026-04-21
    listed $206,000 Active 740-char remark

    Show marketing remark (740 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home in the heart of Blooming Grove, TX. Step inside to find stylish finishes and modern touches throughout, creating a warm and inviting atmosphere. The charming kitchen features updated cabinetry, countertops, and fixtures—perfect for both everyday meals and entertaining. Both bathrooms have been thoughtfully renovated with contemporary upgrades for comfort and style. Enjoy the privacy of a fully fenced backyard, ideal for pets, play, or relaxing under the Texas sky. This move-in ready home offers small-town charm with updated appeal—don’t miss your chance to make it yours! Owner financing is available! Roof less than 3 years old and major plumbing upgrades!

16. 2025-07-18
    listed $217,000 Active
17. 2025-07-01
    historical $1,500
18. 2025-04-29
    price $1,500
19. 2025-04-01
    listed $1,600
20. 2024-11-20
    historical $1,495
21. 2024-09-26
    price $1,495
22. 2024-08-08
    price $1,650
23. 2024-07-30
    listed $1,800
24. 2022-03-11
    soldstatus
25. 2000-06-30
    soldstatus
26. 1999-04-01
    soldstatus
27. 1999-01-14
    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: $1,416 · $118/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$2,242/yr (+$187/mo · 158.4%)

ⓘ 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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$11,198
• − Property taxes: −$1,416
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,815
• Taxable loss: −$4,308
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $259/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: Blooming Grove ISD
• NCES district ID: 4810470
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $48,446
• Composite: 35.16/100
• National rank: #5004
• State rank: #366 of 826 in TX

Livability — Blooming Grove

• Score: 67/100
• State rank: #548
• US rank: #10620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blooming Grove, TX
• Population (ZIP): 1,219

Population outlook (Navarro County) Hauer SSP2

• Today (2025): 48,397 people
• By 2030: 48,096 · -0.6%
• By 2040: 47,394 · -2.1%
• By 2050: 46,541 · -3.8%
• By 2075: 44,940 · -7.1%
• By 2100: 42,288 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 7% Slovak 6% Italian 1%
• Foreign-born: 2%
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Navarro

• 2024 margin: Solid R (+51.8) · D 23.7% · R 75.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -33.1pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+45.5 2016: R+48.8 2012: R+42.4 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.72%
• Current HPI: 244.0024
• 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

+11005.6% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $199,900 NTREIS
• 2026-04-21 Listed $206,000 NTREIS
• 2025-07-18 Listed $217,000 NTREIS
• 2025-07-01 Rental Removed $1,500 NTREIS
• 2025-04-29 Price Changed $1,500 NTREIS
• 2025-04-01 Listed for Rent $1,600 NTREIS
• 2024-11-20 Rental Removed $1,495 NTREIS
• 2024-09-26 Price Changed $1,495 NTREIS
• 2024-08-08 Price Changed $1,650 NTREIS
• 2024-07-30 Listed for Rent $1,800 NTREIS
• 2022-03-11 Sold (Public Records) — Public Records
• 2000-06-30 Sold (Public Records) — Public Records
• 1999-04-01 Sold (Public Records) — Public Records
• 1999-01-14 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,416 · +50.5% YoY. Source: county tax records.