706 Mount Olive St · Terrell, TX 75160

$103,950

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 8 Days on market

Built 1978 10,367 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

OFFERING UP TO $5,000.00 IN CLOSING INCENTIVES!!! Charming 1900s home with all the elegance and modern conveniences! This home features beautiful hardwood floors, crown molding, front and back covered porches and a large fenced in yard. A new gas water heater, wood privacy fence with drive through gate, and concrete driveway were added in 2021. With 3 bedrooms, 2 bathrooms, an eat in kitchen, and nice sized living room, there is plenty of room for the family, while still maintaining that cozy feel. Central HVAC with gas heater, gas oven, and gas water heater are just a few modern upgrades that brings this early 1900's home into the 21st century. Come see this classic beauty and make it yours today!

Key facts

• 0.24 acre lot
• Built 1978
• Listed 7 days

Property features AI

Finance

• Financial info: Listing terms: Cash; Special listing condition: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Attached property; One story; Built in 1978; Preowned condition
• Construction: Siding and wood exterior materials; Composition roof; Year built 1978
• Exterior features: Covered patio/porch; Wood fencing; Easements for utilities

Interior

• Kitchen: Dishwasher; Disposal; Built-in cabinets
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bathroom
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features and decorative lighting; Window coverings; One living area and one dining area; Total of 5 rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $458 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Cap rate 11.6% 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, commute 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.
• Zoned schools: Dr Bruce Wood El (math 20% / reading 26%, grade F, #3,277 of 4,322 statewide, top 77%, 578 students, 69% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 372 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $718 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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: property tax is 4.8% of price.
• 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 $103,950

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.78% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.90%
• DSCR: 1.84
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $213,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Rose Hill Rd	0.09mi	3/2.0	1,344 (+4%)	13mo	$175,000	$130	74
509 Bethlehem St	0.19mi	3/2.0	1,450 (+13%)	2mo	$120,000	$83	65
412 S Park St	0.25mi	3/2.0	1,439 (+12%)	1mo	$210,000	$146	64
1412 S Medora St	0.50mi	3/2.0	1,254 (-3%)	6mo	$250,000	$199	63
915 S Rockwall Ave	0.43mi	4/1.0 (+1)	1,212 (-6%)	5mo	$135,000	$111	61
404 Bethlehem St	0.31mi	3/2.0	1,425 (+11%)	9mo	$250,000	$175	56
805 S Catherine St	0.64mi	3/2.0	1,270 (-1%)	12mo	$200,000	$157	54
414 Roosevelt Ave	0.36mi	3/2.0	1,407 (+9%)	13mo	$255,000	$181	53
914 S Frances St	0.47mi	3/2.0	1,418 (+10%)	6mo	$314,999	$222	52
212 Mineral Wells St	0.63mi	3/2.0	1,358 (+5%)	6mo	$225,000	$166	52
400 New Hope	0.31mi	3/2.0	1,100 (-15%)	10mo	$208,000	$189	49
121 Mitchell Cir	0.73mi	3/2.0	1,480 (+15%)	4mo	$215,000	$145	34

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $12,554
• Equity at exit: $15,499

10-year hold

• IRR: 20.0%
• Equity multiple: 2.70×
• Total profit: $49,354
• Equity at exit: $8,988

Cash invested: $29,106 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$545
• Tax from tax record: −$417 /mo · $5,009/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $458

Break-even live

Break-even rent $1,273

Max offer price $103,950

Occupancy floor 70%

Sensitivity live

Price	-10% $818	-5% $782	+0% $458	+5% $429	+10% $400
Rent	-10% $312	-5% $385	+0% $458	+5% $532	+10% $605
Rate	-1.0pp $511	-0.5pp $485	base $458	+0.5pp $431	+1.0pp $404

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: $25,988
• Closing costs: $3,118
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	44d	1	0.36mi
111 Kennedy Dr Terrell, TX	3.0	2.0	1348	$1,750	$1.30	22d	1	0.44mi
111 Kennedy Dr Terrell, TX	3.0	2.0	1348	$1,750	$1.30	44d	1	0.44mi
1300 S Adelaide St Terrell, TX	1.0–4.0	1.0–2.0	785	$1,413	$1.80	1d	9	0.45mi
1001 Mineral Wells St Terrell, TX	2.0–3.0	1.0	1018	$1,299	$1.28	1d	3	0.50mi
113 Destiny Ct Terrell, TX	3.0	2.0	1460	$2,000	$1.37	25d	1	0.63mi
113 Brookline Dr Terrell, TX	4.0	2.0	1584	$1,975	$1.25	25d	1	0.75mi
226 Still Glen Dr Terrell, TX	3.0	2.0	1400	$1,900	$1.36	25d	1	0.78mi
221 Woodlands Blvd Terrell, TX	3.0	2.0	1460	$1,950	$1.34	44d	1	0.85mi
231 Woodlands Blvd Terrell, TX	4.0	2.0	1629	$2,000	$1.23	25d	1	0.86mi
230 Woodlands Blvd Terrell, TX	3.0	2.0	1400	$1,950	$1.39	44d	1	0.88mi
236 Woodlands Blvd Terrell, TX	3.0	2.0	1460	$1,949	$1.33	44d	1	0.89mi
105 Capewood Dr Terrell, TX	3.0	2.0	1460	$1,950	$1.34	44d	1	0.93mi
303 N Delphine St Terrell, TX	3.0	2.0	1526	$1,950	$1.28	44d	1	1.24mi
203 E Brin St Terrell, TX	2.0	2.0	1472	$1,500	$1.02	18d	1	1.31mi
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	45d	1	1.35mi

Listing history 7 events

1. 2026-06-18
   days on market $103,950 Active 8 DOM
2. 2026-06-17
   days on market $103,950 Active 7 DOM
3. 2026-06-16
   days on market $103,950 Active 6 DOM
4. 2026-06-15
   days on market $103,950 Active 5 DOM
5. 2026-06-13
   days on market $103,950 Active 3 DOM
6. 2026-06-13
   remarks 250-char remark
7. 2026-06-13
   listed $103,950 Active 2 DOM

ⓘ 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: $5,009 · $417/mo
• Projected year-2 tax: $5,009 · $417/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: $22,242
• − Mortgage interest: −$5,823
• − Property taxes: −$5,009
• − Insurance: −$520
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$3,024
• Taxable income: $4,307
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $4,467/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

+131.0% since first listed

32 events — show timeline

• 2026-06-10 Listed $103,950 NTREIS
• 2025-01-05 Rental Removed $2,000 NTREIS
• 2025-01-04 Listing Removed — NTREIS
• 2024-10-17 Listed for Rent $2,000 NTREIS
• 2024-10-02 Relisted — NTREIS
• 2024-09-26 Contingent — NTREIS
• 2024-09-13 Listed $210,000 NTREIS
• 2022-12-14 Sold (Public Records) — Public Records
• 2022-12-13 Sold (MLS) — NTREIS
• 2022-11-24 Pending — NTREIS
• 2022-11-14 Contingent — NTREIS
• 2022-11-08 Price Changed $189,990 NTREIS
• 2022-10-14 Listed $199,900 NTREIS
• 2021-04-29 Sold (Public Records) — Public Records
• 2021-02-01 Sold (Public Records) — Public Records
• 2017-11-22 Sold (Public Records) — Public Records
• 2017-06-21 Sold (Public Records) — Public Records
• 2015-10-20 Sold (Public Records) — Public Records
• 2015-03-18 Sold (Public Records) — Public Records
• 2015-03-09 Sold (MLS) — NTREIS
• 2015-02-18 Pending — NTREIS
• 2015-01-27 Price Changed $23,000 NTREIS
• 2014-12-19 Price Changed $25,000 NTREIS
• 2014-12-05 Price Changed $28,000 NTREIS
• 2014-10-15 Price Changed $31,500 NTREIS
• 2014-09-15 Price Changed $35,000 NTREIS
• 2014-07-31 Price Changed $40,000 NTREIS
• 2014-06-20 Price Changed $37,000 NTREIS
• 2014-04-30 Price Changed $55,000 NTREIS
• 2014-02-28 Price Changed $60,000 NTREIS
• 2013-12-10 Listed $45,000 NTREIS
• 2006-10-23 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $5,009 · -0.9% YoY. Source: county tax records.