13060 Cr 285 · New Chapel Hill, TX 75707

$239,900

4 bd · 1.5 ba · 2,102 sqft · SingleFamily public records · 171 Days on market

Built 1958 0.82 ac lot ↓ 2% since listing

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't let a deal pass you by. .. Where else can you get a 4 bed, 2 bath, 2 carport home with a large shop on an acre of land under 250k? Are her kitchen and baths a little retro in style? Sure. BUT, is she a solid home, priced right, with 4 spacious bedrooms, on 1 acre with no restrictions, and have a GIANT 40x27 ft metal frame shop with electric on slab? ALSO YES!!! This home is perfect for a Buyer who needs space to spread out and get some work done. At 2100 heated and cooled square feet there is room for everyone. And with over 1000 sqft of shop space + a 14 ft shed roof ceiling, there is plenty of room for storage, projects, and your side hustle. Don't let a smoking deal pass you by. Co

Key facts

• Shed roof ceiling
• Shop space
• Metal frame shop

Tags

• METAL FRAME SHOP
• SHOP SPACE
• SHED ROOF CEILING

Property features AI

Exterior

• Parking: Paved parking
• Security: Security system
• Utilities: Cable available; Septic tank
• Home design: Single family detached residence; Single story
• Construction: Aluminum siding; Brick; Vinyl siding; Wood siding
• Exterior features: Deck; Chain link fencing; Outbuilding, storage, and workshop

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Range
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Wood-burning fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $115 ($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 $216k (10.2% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,275 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D, crime D-, amenities F.
• Chapel Hill ISD (rural): math 25% / reading 33% proficiency, ranked #650 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W L Kissam Int (math 25% / reading 32%, grade F, #1,122 of 1,662 statewide, top 69%, 696 students, 81% FRL); Chapel Hill J H (math 27% / reading 35%, grade F, #1,015 of 1,662 statewide, top 62%, 502 students, 77% FRL); Chapel Hill H S (math 21% / reading 35%, grade F, #1,170 of 1,632 statewide, top 72%, 1,063 students, 75% FRL).
• Market conditions: Rents rising (+2.4%/yr); 190 active listings in the ZIP; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 30% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-32,911
• Equity at exit: $35,770

10-year hold

• IRR: -5.9%
• Equity multiple: 0.63×
• Total profit: $-24,762
• Equity at exit: $20,742

Cash invested: $67,172 (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 75707

• Home prices YoY: -24.8%
• Rents YoY: 2.4%
• Active inventory: 190
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $115

Break-even live

Break-even rent $2,009

Max offer price $239,900

Occupancy floor 90%

Sensitivity live

Price	-10% $251	-5% $183	+0% $115	+5% $47	+10% $-21
Rent	-10% $-55	-5% $30	+0% $115	+5% $200	+10% $285
Rate	-1.0pp $236	-0.5pp $176	base $115	+0.5pp $53	+1.0pp $-10

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-02
   days on market $239,900 Active 171 DOM
2. 2026-06-01
   days on market $239,900 Active 170 DOM
3. 2026-05-31
   days on market $239,900 Active 169 DOM
4. 2026-05-30
   days on market $239,900 Active 168 DOM
5. 2026-05-22
   status Pending
6. 2026-04-13
   price $239,900
7. 2026-02-01
   status Active
8. 2025-11-07
   historical
9. 2025-09-13
   listed $245,000 Active
10. 2003-12-03
    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: $2,753 · $229/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$1,637/yr (+$136/mo · 59.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $25,861
• − Mortgage interest: −$13,438
• − Property taxes: −$2,753
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$6,979
• Taxable loss: −$2,646
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $2,016/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: Chapel Hill ISD
• NCES district ID: 4813650
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $43,891
• Composite: 24.76/100
• National rank: #7603
• State rank: #650 of 826 in TX

Livability — New Chapel Hill

• Score: 57/100
• State rank: #1275
• US rank: #22160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 16,355
• Metro: Tyler, TX
• Population (ZIP): 17,532
• Household income: $84,954
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 304.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.97%
• Current HPI: 196.577
• Rent YoY: ▲ 2.37%
• Metro: Tyler, 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

-2.1% since first listed

6 events — show timeline

• 2026-05-22 Pending — GTAR
• 2026-04-13 Price Changed $239,900 GTAR
• 2026-02-01 Relisted — GTAR
• 2025-11-07 Delisted — GTAR
• 2025-09-13 Listed $245,000 GTAR
• 2003-12-03 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2024): $2,753 · +11.2% YoY. Source: county tax records.