249-253 N Pecan St · Van, TX 75790

$155,000

6 bd · 6.0 ba · 704 sqft · SingleFamily public records · 17 Days on market

Built 1953 0.28 ac lot

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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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable rental investment or multi-family living opportunity in Van, TX! Discover the perfect blend of small-town charm and smart investing with these two neighboring properties in the heart of Van. Located directly across from J. E. Rhodes Elementary and just 26 miles northwest of Tyler, this unique setup offers flexibility, steady rental income potential, and easy low-maintenance living. 249 Pecan This cozy studio-style home features 1 full bath, a functional kitchen, and 478 sqft of thoughtfully updated space. Recent improvements include fresh paint, new flooring, updated fixtures, modern lighting and a remodeled bathroom. Soon to be rented month-to-month for $750month, it’s rea

Key facts

• Covered parking
• Remodeled bathroom
• Recent improvements

Tags

• STEADY RENTAL INCOME POTENTIAL
• LOW-MAINTENANCE LIVING
• UPDATED SPACE
• RECENT IMPROVEMENTS
• REMODELED BATHROOM
• COVERED PARKING

Property features AI

Finance

• Other: Lot dimensions approximately 131 x 157 (0.28 acres); Zoned single family

Exterior

• Parking: Concrete parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex (Residential income); Single-story
• Exterior features: Chain link and wood fencing; Composition roof

Interior

• Kitchen: Electric oven; Gas cooktop; Refrigerator
• Flooring: Vinyl flooring
• Heating & cooling: Space heater; Ceiling fans; Window air conditioning units
• Interior features: Smoke detectors installed

What this means for you Summary

Snapshot

• This is a 6-bed/6.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (5.0% below list).
• Recommended offer: $147k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.3% in Van — 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 68/100 on livability (#505 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Van ISD (rural): math 40% / reading 42% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Int (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 321 students, 67% FRL); Van J H (math 33% / reading 49%, grade F, #613 of 1,662 statewide, top 38%, 389 students, 59% FRL); Van H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 793 students, 52% FRL).
• Market conditions: 86 active listings in the ZIP; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $147,210 (5.0% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-19,202
• Equity at exit: $23,111

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,045
• Equity at exit: $13,402

Cash invested: $43,400 (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 75790

• Home prices YoY: -11.4%
• Active inventory: 86
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$193 /mo · $2,316/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $93

Break-even live

Break-even rent $1,355

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $180	-5% $136	+0% $93	+5% $49	+10% $5
Rent	-10% $-24	-5% $34	+0% $93	+5% $151	+10% $209
Rate	-1.0pp $171	-0.5pp $132	base $93	+0.5pp $52	+1.0pp $11

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $155,000 Pending 17 DOM
2. 2026-06-10
   days on market $155,000 Active Option Contract 15 DOM
3. 2026-06-09
   days on market $155,000 Active Option Contract 14 DOM
4. 2026-06-08
   days on market $155,000 Active Option Contract 13 DOM
5. 2026-06-07
   statusdays on market $155,000 Active Option Contract 12 DOM
6. 2026-06-02
   days on market $155,000 Active 7 DOM
7. 2026-06-01
   days on market $155,000 Active 6 DOM
8. 2026-05-31
   days on market $155,000 Active 5 DOM
9. 2026-05-30
   days on market $155,000 Active 4 DOM
10. 2026-05-22
    listed $155,000 Active
11. 2001-01-19
    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: $2,316 · $193/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$520/yr (+$43/mo · 22.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $17,665
• − Mortgage interest: −$8,682
• − Property taxes: −$2,316
• − Insurance: −$775
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,509
• Taxable loss: −$1,444
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,457/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: Van ISD
• NCES district ID: 4843920
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,308
• Composite: 34.78/100
• National rank: #5120
• State rank: #390 of 826 in TX

Livability — Van

• Score: 68/100
• State rank: #505
• US rank: #9995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van, TX
• City population: 3,790
• Population (ZIP): 3,790

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 2% Italian 1% Greek 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -27.57%
• Current HPI: 213.6886
• 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

2 events — show timeline

• 2026-05-22 Listed $155,000 GTAR
• 2001-01-19 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,316 · +1.1% YoY. Source: county tax records.