1501 State Hwy E. 71 Hwy E · La Grange, TX 78945

$125,000

2 bd · 2.0 ba · 1,432 sqft · SingleFamily · 110 Days on market

Built 2011 Fair condition 1.05 ac lot $87/sqft · 44% below area Est $222k · 44% under ↓ 29% since listing

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is being SOLD AS IS!!! ~ Welcome to country living with a touch of city convenience. This 1,432 sq ft, two-bedroom, two-bath. Home sits on 1.05 acres and features two kitchens, offering flexibility for entertaining, multigenerational living, or rental potential. A large detached garage provides an additional 480 sq ft, plus there’s a newer RV/Boat canopy for extra coverage and storage. Enjoy the spacious front porch, wide-open space, and plenty of room to start a garden or enjoy the outdoors.

Key facts

• Two kitchens
• Spacious front porch
• Wide open space

Tags

• TWO KITCHENS
• DETACHED GARAGE
• RV BOAT CANOPY
• SPACIOUS FRONT PORCH
• WIDE OPEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.6% in La Grange — 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 62/100 on livability (#920 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• La Grange ISD (town): math 43% / reading 43% proficiency, ranked #300 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 23 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fayette County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.14% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $221,734
• List price: $125,000
• Delta: -43.63%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,536
• Equity at exit: $18,638

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $18,509
• Equity at exit: $10,808

Cash invested: $35,000 (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 78945

• Home prices YoY: -32.0%
• Active inventory: 174
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $262

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 110 DOM
2. 2026-06-17
   days on market $125,000 Active 109 DOM
3. 2026-06-16
   days on market $125,000 Active 108 DOM
4. 2026-06-15
   days on market $125,000 Active 107 DOM
5. 2026-06-13
   days on market $125,000 Active 105 DOM
6. 2026-06-12
   days on market $125,000 Active 104 DOM
7. 2026-06-10
   days on market $125,000 Active 101 DOM
8. 2026-06-08
   days on market $125,000 Active 100 DOM
9. 2026-06-08
   days on market $125,000 Active 99 DOM
10. 2026-06-07
    days on market $125,000 Active 98 DOM
11. 2026-06-03
    days on market $125,000 Active 95 DOM
12. 2026-06-02
    days on market $125,000 Active 94 DOM
13. 2026-06-01
    days on market $125,000 Active 93 DOM
14. 2026-05-31
    days on market $125,000 Active 92 DOM
15. 2026-05-08
    price $125,000 513-char remark

    Show marketing remark (513 chars)

    This home is being SOLD AS IS!!! ~ Welcome to country living with a touch of city convenience. This 1,432 sq ft, two-bedroom, two-bath. Home sits on 1.05 acres and features two kitchens, offering flexibility for entertaining, multigenerational living, or rental potential. A large detached garage provides an additional 480 sq ft, plus there’s a newer RV/Boat canopy for extra coverage and storage. Enjoy the spacious front porch, wide-open space, and plenty of room to start a garden or enjoy the outdoors.

16. 2026-03-27
    price $160,000 513-char remark

    Show marketing remark (513 chars)

    This home is being SOLD AS IS!!! ~ Welcome to country living with a touch of city convenience. This 1,432 sq ft, two-bedroom, two-bath. Home sits on 1.05 acres and features two kitchens, offering flexibility for entertaining, multigenerational living, or rental potential. A large detached garage provides an additional 480 sq ft, plus there’s a newer RV/Boat canopy for extra coverage and storage. Enjoy the spacious front porch, wide-open space, and plenty of room to start a garden or enjoy the outdoors.

17. 2026-03-20
    status Active 513-char remark

    Show marketing remark (513 chars)

    This home is being SOLD AS IS!!! ~ Welcome to country living with a touch of city convenience. This 1,432 sq ft, two-bedroom, two-bath. Home sits on 1.05 acres and features two kitchens, offering flexibility for entertaining, multigenerational living, or rental potential. A large detached garage provides an additional 480 sq ft, plus there’s a newer RV/Boat canopy for extra coverage and storage. Enjoy the spacious front porch, wide-open space, and plenty of room to start a garden or enjoy the outdoors.

18. 2026-03-12
    status Pending 513-char remark

    Show marketing remark (513 chars)

    This home is being SOLD AS IS!!! ~ Welcome to country living with a touch of city convenience. This 1,432 sq ft, two-bedroom, two-bath. Home sits on 1.05 acres and features two kitchens, offering flexibility for entertaining, multigenerational living, or rental potential. A large detached garage provides an additional 480 sq ft, plus there’s a newer RV/Boat canopy for extra coverage and storage. Enjoy the spacious front porch, wide-open space, and plenty of room to start a garden or enjoy the outdoors.

19. 2026-02-27
    status Active 513-char remark

    Show marketing remark (513 chars)

    This home is being SOLD AS IS!!! ~ Welcome to country living with a touch of city convenience. This 1,432 sq ft, two-bedroom, two-bath. Home sits on 1.05 acres and features two kitchens, offering flexibility for entertaining, multigenerational living, or rental potential. A large detached garage provides an additional 480 sq ft, plus there’s a newer RV/Boat canopy for extra coverage and storage. Enjoy the spacious front porch, wide-open space, and plenty of room to start a garden or enjoy the outdoors.

20. 2026-02-20
    status Pending 513-char remark

    Show marketing remark (513 chars)

    This home is being SOLD AS IS!!! ~ Welcome to country living with a touch of city convenience. This 1,432 sq ft, two-bedroom, two-bath. Home sits on 1.05 acres and features two kitchens, offering flexibility for entertaining, multigenerational living, or rental potential. A large detached garage provides an additional 480 sq ft, plus there’s a newer RV/Boat canopy for extra coverage and storage. Enjoy the spacious front porch, wide-open space, and plenty of room to start a garden or enjoy the outdoors.

21. 2026-02-13
    listed $175,000 Active 513-char remark

    Show marketing remark (513 chars)

    This home is being SOLD AS IS!!! ~ Welcome to country living with a touch of city convenience. This 1,432 sq ft, two-bedroom, two-bath. Home sits on 1.05 acres and features two kitchens, offering flexibility for entertaining, multigenerational living, or rental potential. A large detached garage provides an additional 480 sq ft, plus there’s a newer RV/Boat canopy for extra coverage and storage. Enjoy the spacious front porch, wide-open space, and plenty of room to start a garden or enjoy the outdoors.

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $17,104
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,636
• Taxable income: $1,229
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,851/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathrooms are in poor condition and need major repairs. The exterior siding and flooring also need attention. Updating these areas will significantly increase the home's resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and in poor condition
• Major flooring — damaged and in need of replacement
• Major interior paint — peeling and outdated colors

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures and fixtures — modernizing the bathrooms will attract more buyers
• Both paint exterior siding and replace damaged flooring — improving the exterior and interior will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
flooring · damaged and in need of replacement	Major	$15,000–50,000
interior paint · peeling and outdated colors	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures and fixtures — modernizing the bathrooms will attract more buyers ↑
• Both paint exterior siding and replace damaged flooring — improving the exterior and interior will increase both resale and rental value ↑

ⓘ 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: La Grange ISD
• NCES district ID: 4826100
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $51,243
• Composite: 37.11/100
• National rank: #4494
• State rank: #300 of 826 in TX

Livability — La Grange

• Score: 62/100
• State rank: #920
• US rank: #16400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,459

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 26,343 people
• By 2030: 26,940 · +2.3%
• By 2040: 27,898 · +5.9%
• By 2050: 28,623 · +8.7%
• By 2075: 31,155 · +18.3%
• By 2100: 31,557 · +19.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 19% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Hungarian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 13% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -18.8pp toward R · 2008: -42.6pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+58.0 2016: R+59.1 2012: R+54.9 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.88%
• Current HPI: 218.7015
• 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

-28.6% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $125,000 Unlock MLS
• 2026-03-27 Price Changed $160,000 Unlock MLS
• 2026-03-20 Relisted — Unlock MLS
• 2026-03-12 Pending — Unlock MLS
• 2026-02-27 Relisted — Unlock MLS
• 2026-02-20 Pending — Unlock MLS
• 2026-02-13 Listed $175,000 Unlock MLS