277 Cr 3520 · Broaddus, TX 75929

$174,900

5 bd · 1.0 ba · 288 sqft · SingleFamily public records · 24 Days on market

Built 1980 4.94 ac lot

---

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 +9.9/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

Located just outside the Broaddus city limits near Lake Sam Rayburn, this 2-story home sits on almost 5 acres and offers endless potential for someone ready to make it their own. With approximately 2,112 square feet, the home features 5 bedrooms, 2 bathrooms, and plenty of room for a large family, weekend retreat, or investment opportunity. Enjoy peaceful country mornings from the large screened front porch while taking in the East Texas surroundings. The property also includes a detached carport/garage and a large enclosed workshop perfect for storage, projects, or equipment. Conveniently located just minutes from the lake, boat ramps, and outdoor recreation. Property is being sold as is and will require updating and improvements, but with vision and work, this could be a great opportunity.

Key facts

• Outdoor recreation
• Detached carport
• 4.94 acre lot

Tags

• LARGE SCREENED FRONT PORCH
• DETACHED CARPORT
• LARGE ENCLOSED WORKSHOP
• MINUTES FROM THE LAKE
• OUTDOOR RECREATION

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached carport with 1 carport space
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Built in 1980; Slab foundation; Metal roof
• Construction: Brick and wood siding construction
• Exterior features: Cleared and wooded lot; Gravel road access; Additional parcels included

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Primary bedroom on first floor; Additional bedrooms on first and second floors (total bedrooms implied from room list)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: Has heating and cooling systems (details under Heating & cooling section)

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (33.7% below list).
• Recommended offer: $116k (33.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#844 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Broaddus ISD (rural): math 47% / reading 37% proficiency, ranked #400 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Broaddus El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 184 students, 80% FRL); Broaddus H S (math 47% / reading 37%, grade F, #730 of 1,632 statewide, top 47%, 199 students, 78% FRL).
• Market conditions: 92 active listings in the ZIP; 2 units permitted in San Augustine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (9.3% local appreciation)).
• San Augustine County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($172k) 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

• Climate carrying-cost: severe wind risk, 80% 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 $115,935 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.66% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.63×
• Total profit: $79,616
• Equity at exit: $148,375

10-year hold

• IRR: 19.0%
• Equity multiple: 5.86×
• Total profit: $237,766
• Equity at exit: $310,679

Cash invested: $48,972 (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 75929

• Home prices YoY: 5.6%
• Active inventory: 92
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-108

Break-even live

Break-even rent $1,297

Max offer price $155,746

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-59	+0% $-108	+5% $-158	+10% $-207
Rent	-10% $-200	-5% $-154	+0% $-108	+5% $-63	+10% $-17
Rate	-1.0pp $-20	-0.5pp $-64	base $-108	+0.5pp $-154	+1.0pp $-200

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $174,900 Active 24 DOM
2. 2026-06-21
   days on market $174,900 Active 23 DOM
3. 2026-06-18
   days on market $174,900 Active 21 DOM
4. 2026-06-17
   days on market $174,900 Active 20 DOM
5. 2026-06-16
   days on market $174,900 Active 19 DOM
6. 2026-06-15
   days on market $174,900 Active 18 DOM
7. 2026-06-13
   days on market $174,900 Active 16 DOM
8. 2026-06-12
   days on market $174,900 Active 15 DOM
9. 2026-06-09
   days on market $174,900 Active 12 DOM
10. 2026-06-08
    days on market $174,900 Active 11 DOM
11. 2026-06-08
    days on market $174,900 Active 10 DOM
12. 2026-06-07
    days on market $174,900 Active 9 DOM
13. 2026-06-03
    days on market $174,900 Active 6 DOM
14. 2026-06-02
    days on market $174,900 Active 5 DOM
15. 2026-06-01
    days on market $174,900 Active 4 DOM
16. 2026-05-31
    days on market $174,900 Active 3 DOM
17. 2026-05-28
    listed $174,900 Active 802-char remark

    Show marketing remark (802 chars)

    Located just outside the Broaddus city limits near Lake Sam Rayburn, this 2-story home sits on almost 5 acres and offers endless potential for someone ready to make it their own. With approximately 2,112 square feet, the home features 5 bedrooms, 2 bathrooms, and plenty of room for a large family, weekend retreat, or investment opportunity. Enjoy peaceful country mornings from the large screened front porch while taking in the East Texas surroundings. The property also includes a detached carport/garage and a large enclosed workshop perfect for storage, projects, or equipment. Conveniently located just minutes from the lake, boat ramps, and outdoor recreation. Property is being sold as is and will require updating and improvements, but with vision and work, this could be a great opportunity.

18. 2026-05-28
    listed $174,900 Active

    Show marketing remark (802 chars)

    Located just outside the Broaddus city limits near Lake Sam Rayburn, this 2-story home sits on almost 5 acres and offers endless potential for someone ready to make it their own. With approximately 2,112 square feet, the home features 5 bedrooms, 2 bathrooms, and plenty of room for a large family, weekend retreat, or investment opportunity. Enjoy peaceful country mornings from the large screened front porch while taking in the East Texas surroundings. The property also includes a detached carport/garage and a large enclosed workshop perfect for storage, projects, or equipment. Conveniently located just minutes from the lake, boat ramps, and outdoor recreation. Property is being sold as is and will require updating and improvements, but with vision and work, this could be a great opportunity.

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$2,790/yr (+$232/mo · 678.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,912
• − Mortgage interest: −$9,797
• − Property taxes: −$411
• − Insurance: −$874
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$5,088
• Taxable loss: −$4,484
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $-225/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: Broaddus ISD
• NCES district ID: 4811430
• Math proficiency: 47% ▲ 7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $33,033
• Composite: 34.58/100
• National rank: #5166
• State rank: #400 of 826 in TX

Livability — Broaddus

• Score: 63/100
• State rank: #844
• US rank: #15273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,440

Population outlook (San Augustine County) Hauer SSP2

• Today (2025): 7,544 people
• By 2030: 7,094 · -6.0%
• By 2040: 6,327 · -16.1%
• By 2050: 5,645 · -25.2%
• By 2075: 4,447 · -41.1%
• By 2100: 3,299 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 5% Slovak 2% Portuguese 1%

Political lean MEDSL · San Augustine

• 2024 margin: Solid R (+56.3) · D 21.6% · R 77.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -27.3pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+50.6 2016: R+48.1 2012: R+34.6 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.27%
• Current HPI: 173.6378
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $174,900 HARMLS
• 2026-05-28 Listed $174,900 Deep East Texas MLS

Property tax history

+5.2%/yr

Latest (2025): $411 · +34.1% YoY. Source: county tax records.