110-112 W Dallas St · Palestine, TX 75801

$99,500

4 bd · 2.0 ba · 2,160 sqft · MultiFamily · 32 Days on market

Built 1910 Poor condition 0.33 ac lot

---

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
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

THIS PROPERTY IS TWO DUPLEXES, EACH DUPLEX HAS TWO ONE BEDROOM/ONE BATH APARTMENTS. 110 IS A TWO STORY WITH DUPLICATE FLOOR PLANS UP & DOWN. UP (110 1/2) IS RENTED FOR $275, DOWN HAS BEEN RENTED FOR $425 BUT TENANT IS IN PROCESS OFMOVING. 112 WAS PREVIOUSLY RENTED FOR $425 BUT IS CURRENTLY VACANT. 114 HAS NOT BEEN RENTED, NEEDS WORK TO BE RENTABLE. ACTUALLY, 112 & 114 WOULD BE GREAT CONVERTED TO A NICE, LARGE SINGLE FAMILY HOME, EITHER AS A PRIMARY RESIDENCE OF FOR RENT PURPOSES. 112 AND 114 IS A ONE STORY BUILDING WITH A LARGE COVERED FRONT PORCH WITH SEPARATE PRIVATE ENTRANCES TO EACH APARTMENT FROM THE FRONT PORCH.

Key facts

• Pocket doors
• Original woodwork
• 0.33 acre lot

Tags

• LARGE BACKYARD PARKING AREA
• ORIGINAL WOODWORK
• POCKET DOORS

Property features AI

Finance

• Other: Located on a public maintained city street; Lot is level; Road frontage: city street; Subdivision: Larkin & Cambpbell
• Financial info: Tax information available (amount not included per instructions)
• HOA & community: Details not provided

Exterior

• Parking: Open parking available; Driveway; No garage; See remarks regarding parking
• Security: Details not provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories; Residential property; Level topography
• Construction: Frame construction; Composition roof; Pillar/post/pier foundation; Guest house (other structure); Built area approximately 2,160
• Exterior features: Covered porch; Porch; Other exterior features

Interior

• Kitchen: Appliances: Other (see remarks)
• Bedrooms: Details not provided
• Flooring: Hardwood; Wood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans; Window units; Heating: see remarks
• Interior features: Ceiling fans; Crown molding; Built-in features; High ceilings; Other (see remarks)
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.9% in Palestine — 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 66/100 on livability (#657 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D, employment D.
• Palestine ISD (town): math 36% / reading 37% proficiency, ranked #509 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 196 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/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 $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — 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. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.84%
• DSCR: 2.33
• GRM: 4.7

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: 24.4%
• Equity multiple: 2.01×
• Total profit: $28,024
• Equity at exit: $14,836

10-year hold

• IRR: 32.2%
• Equity multiple: 3.92×
• Total profit: $81,322
• Equity at exit: $8,603

Cash invested: $27,860 (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 75801

• Home prices YoY: -35.0%
• Active inventory: 196
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $693

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 55%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,500 Active 32 DOM
2. 2026-06-18
   days on market $99,500 Active 31 DOM
3. 2026-06-17
   days on market $99,500 Active 30 DOM
4. 2026-06-16
   days on market $99,500 Active 29 DOM
5. 2026-06-15
   days on market $99,500 Active 28 DOM
6. 2026-06-14
   days on market $99,500 Active 26 DOM
7. 2026-06-12
   days on market $99,500 Active 25 DOM
8. 2026-06-09
   days on market $99,500 Active 22 DOM
9. 2026-06-08
   days on market $99,500 Active 21 DOM
10. 2026-06-07
    days on market $99,500 Active 20 DOM
11. 2026-06-04
    days on market $99,500 Active 16 DOM
12. 2026-06-02
    days on market $99,500 Active 15 DOM
13. 2026-06-01
    days on market $99,500 Active 14 DOM
14. 2026-05-31
    days on market $99,500 Active 13 DOM
15. 2026-05-31
    days on market $99,500 Active 12 DOM
16. 2026-05-18
    listed $99,500 Active
17. 2020-07-31
    soldstatus 638-char remark

    Show marketing remark (638 chars)

    THIS PROPERTY IS TWO DUPLEXES, EACH DUPLEX HAS TWO ONE BEDROOM/ONE BATH APARTMENTS. 110 IS A TWO STORY WITH DUPLICATE FLOOR PLANS UP & DOWN. UP (110 1/2) IS RENTED FOR $275, DOWN HAS BEEN RENTED FOR $425 BUT TENANT IS IN PROCESS OFMOVING. 112 WAS PREVIOUSLY RENTED FOR $425 BUT IS CURRENTLY VACANT. 114 HAS NOT BEEN RENTED, NEEDS WORK TO BE RENTABLE. ACTUALLY, 112 & 114 WOULD BE GREAT CONVERTED TO A NICE, LARGE SINGLE FAMILY HOME, EITHER AS A PRIMARY RESIDENCE OF FOR RENT PURPOSES. 112 AND 114 IS A ONE STORY BUILDING WITH A LARGE COVERED FRONT PORCH WITH SEPARATE PRIVATE ENTRANCES TO EACH APARTMENT FROM THE FRONT PORCH.

18. 2020-06-11
    listed $29,900 638-char remark

    Show marketing remark (638 chars)

    THIS PROPERTY IS TWO DUPLEXES, EACH DUPLEX HAS TWO ONE BEDROOM/ONE BATH APARTMENTS. 110 IS A TWO STORY WITH DUPLICATE FLOOR PLANS UP & DOWN. UP (110 1/2) IS RENTED FOR $275, DOWN HAS BEEN RENTED FOR $425 BUT TENANT IS IN PROCESS OFMOVING. 112 WAS PREVIOUSLY RENTED FOR $425 BUT IS CURRENTLY VACANT. 114 HAS NOT BEEN RENTED, NEEDS WORK TO BE RENTABLE. ACTUALLY, 112 & 114 WOULD BE GREAT CONVERTED TO A NICE, LARGE SINGLE FAMILY HOME, EITHER AS A PRIMARY RESIDENCE OF FOR RENT PURPOSES. 112 AND 114 IS A ONE STORY BUILDING WITH A LARGE COVERED FRONT PORCH WITH SEPARATE PRIVATE ENTRANCES TO EACH APARTMENT FROM THE FRONT PORCH.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,967
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$2,895
• Taxable income: $7,155
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $6,596/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovation to bring it up to code and make it move-in ready for both units.

Repairs flagged

• Major Exposed framing — Structural damage
• Major Debris — Obstructs view and functionality

Value-add opportunities

• Both Complete renovation of interiors and exteriors — Creates move-in ready condition for both units
• Both Modernization of electrical and plumbing systems — Ensures safety and functionality
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing · Structural damage	Major	$15,000–50,000
Debris · Obstructs view and functionality	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Complete renovation of interiors and exteriors — Creates move-in ready condition for both units ↑
• Both Modernization of electrical and plumbing systems — Ensures safety and functionality ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Palestine ISD
• NCES district ID: 4834050
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,881
• Composite: 30.34/100
• National rank: #6267
• State rank: #509 of 826 in TX

Livability — Palestine

• Score: 66/100
• State rank: #657
• US rank: #12357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palestine, TX
• County: Anderson County · 17,531 people
• City population: 17,531
• Metro: Palestine, TX
• Population (ZIP): 17,531
• Household income: $56,787
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 609.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 48% Black 27% Hispanic / Latino 17% Two or more races 15% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.17%
• Current HPI: 154.6138
• Rent YoY: —
• Metro: Palestine, 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

+232.8% since first listed

3 events — show timeline

• 2026-05-18 Listed $99,500 PAOR
• 2020-07-31 Sold (MLS) — PAOR
• 2020-06-11 Listed $29,900 PAOR