714 S Medora St · Terrell, TX 75160

$129,900

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 110 Days on market

Built 1950 9,148 sqft lot $87/sqft · 49% below area Est $253k · 49% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +9.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment property, house is already gutted and ready for remodeling. Buyer and buyers agent to verify all details.

Key facts

• Investment property
• Ready for remodeling
• 9,148 sq ft lot

Tags

• INVESTMENT PROPERTY
• READY FOR REMODELING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, schools F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 372 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.43% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 5.8

CMA / ARV

• ARV (median comp): $252,761
• List price: $129,900
• Delta: -48.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 S Park St	0.29mi	3/2.0	1,439 (-4%)	1mo	$210,000	$146	80
914 S Frances St	0.15mi	3/2.0	1,418 (-5%)	6mo	$314,999	$222	80
509 Bethlehem St	0.50mi	3/2.0	1,450 (-3%)	2mo	$120,000	$83	70
1108 S Medora St	0.35mi	4/2.5 (+1)	1,537 (+3%)	6mo	$255,000	$166	66
603 S Ann St	0.24mi	3/2.0	1,624 (+9%)	12mo	$299,990	$185	64
404 Bethlehem St	0.49mi	3/2.0	1,425 (-4%)	9mo	$250,000	$175	62
805 S Catherine St	0.15mi	3/2.0	1,270 (-15%)	12mo	$200,000	$157	58
212 Mineral Wells St	0.47mi	3/2.0	1,358 (-9%)	6mo	$225,000	$166	58
202 Campbell St	0.73mi	3/2.0	1,617 (+8%)	3mo	$265,000	$164	50
200 Campbell St	0.73mi	3/2.0	1,607 (+8%)	6mo	$265,000	$165	48
701 Rose Hill Rd	0.55mi	3/2.0	1,344 (-10%)	13mo	$175,000	$130	47
200 1st St	0.72mi	2/2.0 (-1)	1,358 (-9%)	11mo	$130,000	$96	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,242
• Equity at exit: $19,369

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $36,640
• Equity at exit: $11,231

Cash invested: $36,372 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$681
• Tax from tax record: −$339 /mo · $4,071/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $395

Break-even live

Break-even rent $1,360

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 S Frances St Terrell, TX	3.0	2.0	1204	$1,700	$1.41	43d	1	0.52mi
1300 S Adelaide St Terrell, TX	1.0–4.0	1.0–2.0	785	$1,413	$1.80	1d	9	0.61mi
303 N Delphine St Terrell, TX	3.0	2.0	1526	$1,950	$1.28	43d	1	0.70mi
203 E Brin St Terrell, TX	2.0	2.0	1472	$1,500	$1.02	17d	1	0.78mi
111 Kennedy Dr Terrell, TX	3.0	2.0	1348	$1,750	$1.30	43d	1	0.89mi
111 Kennedy Dr Terrell, TX	3.0	2.0	1348	$1,750	$1.30	22d	1	0.89mi
1001 Mineral Wells St Terrell, TX	2.0–3.0	1.0	1018	$1,299	$1.28	1d	3	0.90mi
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	44d	1	0.94mi
113 Destiny Ct Terrell, TX	3.0	2.0	1460	$2,000	$1.37	24d	1	1.17mi
113 Brookline Dr Terrell, TX	4.0	2.0	1584	$1,975	$1.25	24d	1	1.27mi
226 Still Glen Dr Terrell, TX	3.0	2.0	1400	$1,900	$1.36	24d	1	1.32mi
221 Woodlands Blvd Terrell, TX	3.0	2.0	1460	$1,950	$1.34	43d	1	1.39mi
920 N Virginia St Terrell, TX	2.0	1.0	924	$1,650	$1.79	16d	1	1.40mi
231 Woodlands Blvd Terrell, TX	4.0	2.0	1629	$2,000	$1.23	24d	1	1.40mi
230 Woodlands Blvd Terrell, TX	3.0	2.0	1400	$1,950	$1.39	43d	1	1.42mi
236 Woodlands Blvd Terrell, TX	3.0	2.0	1460	$1,949	$1.33	43d	1	1.43mi
105 Capewood Dr Terrell, TX	3.0	2.0	1460	$1,950	$1.34	43d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 110 DOM
2. 2026-06-17
   days on market $129,900 Active 109 DOM
3. 2026-06-16
   days on market $129,900 Active 108 DOM
4. 2026-06-15
   days on market $129,900 Active 107 DOM
5. 2026-06-13
   days on market $129,900 Active 105 DOM
6. 2026-06-13
   days on market $129,900 Active 104 DOM
7. 2026-06-09
   days on market $129,900 Active 101 DOM
8. 2026-06-08
   days on market $129,900 Active 100 DOM
9. 2026-06-07
   days on market $129,900 Active 99 DOM
10. 2026-06-04
    days on market $129,900 Active 96 DOM
11. 2026-06-03
    days on market $129,900 Active 95 DOM
12. 2026-06-02
    days on market $129,900 Active 94 DOM
13. 2026-06-01
    days on market $129,900 Active 93 DOM
14. 2026-05-31
    days on market $129,900 Active 92 DOM
15. 2026-02-26
    listed $129,900 Active 122-char remark

    Show marketing remark (122 chars)

    Great Investment property, house is already gutted and ready for remodeling. Buyer and buyers agent to verify all details.

16. 2024-04-11
    soldstatus
17. 2010-11-09
    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: $4,071 · $339/mo
• Projected year-2 tax: $4,071 · $339/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,322
• − Mortgage interest: −$7,276
• − Property taxes: −$4,071
• − Insurance: −$650
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$3,779
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $4,025/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

3 events — show timeline

• 2026-02-26 Listed $129,900 NTREIS
• 2024-04-11 Sold (Public Records) — Public Records
• 2010-11-09 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,071 · +50.0% YoY. Source: county tax records.