310 Fannin St · Lone Star, TX 75668

$49,900

2 bd · 1.0 ba · 714 sqft · SingleFamily public records · 54 Days on market

Built 1955 10,324 sqft lot $70/sqft · 42% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Clean and well maintained 2BR/1BA/1CP with a large fenced backyard that features a large covered patio, storage building and ample space for a garden. Conveniently located less than 1 mile from Lone Star lakes and parks where you can enjoy fishing, boat docks, and swimming areas. Call today to make an appointment to see this home that is move in ready!

Key facts

• Storage building
• Covered patio
• Fenced in yard

Tags

• FENCED IN YARD
• COVERED PATIO
• STORAGE BUILDING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($808 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#786 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Daingerfield-Lone Star ISD (town): math 24% / reading 32% proficiency, ranked #679 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Morris County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $50k implies a 256% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.62% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.98%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $104,446
• List price: $49,900
• Delta: -42.65%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.9%
• Equity multiple: 1.85×
• Total profit: $11,924
• Equity at exit: $7,440

10-year hold

• IRR: 29.1%
• Equity multiple: 3.59×
• Total profit: $36,149
• Equity at exit: $4,314

Cash invested: $13,972 (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 75668

• Home prices YoY: -4.5%
• Active inventory: 30
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $808 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $314

Break-even live

Break-even rent $411

Max offer price $49,900

Occupancy floor 56%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $49,900 Active 54 DOM
2. 2026-06-18
   days on market $49,900 Active 53 DOM
3. 2026-06-17
   days on market $49,900 Active 52 DOM
4. 2026-06-16
   days on market $49,900 Active 51 DOM
5. 2026-06-16
   price $49,900 Active 50 DOM
6. 2026-06-15
   days on market $85,900 Active 50 DOM
7. 2026-06-14
   days on market $85,900 Active 48 DOM
8. 2026-06-12
   days on market $85,900 Active 47 DOM
9. 2026-06-09
   days on market $85,900 Active 44 DOM
10. 2026-06-08
    days on market $85,900 Active 43 DOM
11. 2026-06-07
    days on market $85,900 Active 42 DOM
12. 2026-06-07
    days on market $85,900 Active 41 DOM
13. 2026-06-02
    days on market $85,900 Active 37 DOM
14. 2026-06-01
    days on market $85,900 Active 36 DOM
15. 2026-05-31
    days on market $85,900 Active 35 DOM
16. 2026-05-30
    days on market $85,900 Active 34 DOM
17. 2026-05-05
    price $53,900
18. 2026-05-01
    price $59,900
19. 2026-04-27
    price $65,000
20. 2026-04-23
    price $69,000
21. 2026-03-23
    price $76,500
22. 2026-03-13
    price $78,500
23. 2026-03-12
    price $83,500
24. 2026-03-02
    price $84,900
25. 2026-02-10
    price $86,000
26. 2026-01-29
    price $87,000
27. 2026-01-14
    price $89,500
28. 2025-10-20
    price $95,500
29. 2025-09-02
    listed $99,500 Active
30. 2025-01-28
    listed $109,000 Active
31. 2017-06-20
    soldstatus
32. 2007-01-12
    soldstatus $14,000
33. 2005-01-18
    soldstatus
34. 2003-08-11
    soldstatus $22,500
35. 2003-05-09
    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: $502 · $42/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$411/yr (+$34/mo · 81.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,699
• − Mortgage interest: −$2,795
• − Property taxes: −$502
• − Insurance: −$250
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$1,452
• Taxable income: $3,149
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,015/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: Daingerfield-Lone Star ISD
• NCES district ID: 4816180
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $39,097
• Composite: 23.48/100
• National rank: #7877
• State rank: #679 of 826 in TX

Livability — Lone Star

• Score: 64/100
• State rank: #786
• US rank: #14389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lone Star, TX
• Population (ZIP): 2,409

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 24% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.64%
• Current HPI: 77.1143
• 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

+139.6% since first listed

19 events — show timeline

• 2026-05-05 Price Changed $53,900 LAAR
• 2026-05-01 Price Changed $59,900 LAAR
• 2026-04-27 Price Changed $65,000 LAAR
• 2026-04-23 Price Changed $69,000 LAAR
• 2026-03-23 Price Changed $76,500 LAAR
• 2026-03-13 Price Changed $78,500 LAAR
• 2026-03-12 Price Changed $83,500 LAAR
• 2026-03-02 Price Changed $84,900 LAAR
• 2026-02-10 Price Changed $86,000 LAAR
• 2026-01-29 Price Changed $87,000 LAAR
• 2026-01-14 Price Changed $89,500 LAAR
• 2025-10-20 Price Changed $95,500 LAAR
• 2025-09-02 Listed $99,500 LAAR
• 2025-01-28 Listed $109,000 LAAR
• 2017-06-20 Sold (Public Records) — Public Records
• 2007-01-12 Sold (Public Records) $14,000 Public Records
• 2005-01-18 Sold (Public Records) — Public Records
• 2003-08-11 Sold (Public Records) $22,500 Public Records
• 2003-05-09 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $502 · -0.4% YoY. Source: county tax records.