12776 Valverde Loop · Elmo, TX 75161

$219,000

2 bd · 2.0 ba · 891 sqft · SingleFamily public records · 188 Days on market

Built 1991 3.56 ac lot $246/sqft · 27% below area Est $302k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• DSCR +2.6/10.0
• 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

Reduced! 3.56 acres in Terrell at this price is hard to find! This home really is a quaint and cute country charmer. Come and see how peaceful this land is. Bring your horse and find the serene comfort of country living located in a small community that sits outside the city limits. This property has the perfect array of beautiful trees. Imagine coming home and just dropping a fishing line in your very own pond. Plenty of room to roam here with being just under 4 acres. You will be sure to enjoy your own open space while taking in all the natural beauty that this property has to offer. What a way to decompress for the day! This is in a neat area of Terrell nestled within a country setting. Most homes averaging a minimum of two acre lots or more ion this small community. The home has cute curb appeal with a front deck to sit and enjoy your morning coffee. Come inside and you will find an open floor plan for the square footage, with the kitchen opening in to the living room. Two bedroom with 2 full baths. Once a new buyer puts flooring in and makes some repairs and updates, this will be the perfect home for one that desires simplicity. Great for a first time buyer, retired couple, or one that may be just looking to downsize. Also, would be perfect to build another home for extended family. If the simple life is what you are looking for this one may be it. Bring your vision and put a little TLC in this home to make it you own. THE PRICE INCREASE IS TO OFFSET THE COST OF A BRAND NEW ROOF AND CEILING REPAIRS THAT WAS JUST DONE. Not much in Terrell on this acreage at this price! Come and make this your own!

Key facts

• Own pond
• Front deck
• Two acre lots

Tags

• OWN POND
• TWO ACRE LOTS
• FRONT DECK
• KITCHEN OPENING TO LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (12.6% below list).
• Recommended offer: $190k (13.1% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.9% in Elmo — 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 57/100 on livability (#1,234 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, 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: W H Burnett El (329 students, 79% FRL); Herman Furlough Jr Middle (math 28% / reading 28%, grade F, #1,143 of 1,662 statewide, top 69%, 1,168 students, 64% FRL); Terrell H S (math 24% / reading 38%, grade F, #1,077 of 1,632 statewide, top 66%, 1,466 students, 56% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 89 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

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.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $190,310 (13.1% 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. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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?
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 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: 0.87% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (median comp): $301,634
• List price: $219,000
• Delta: -27.40%
• 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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-45,703
• Equity at exit: $32,654

10-year hold

• IRR: -15.0%
• Equity multiple: 0.14×
• Total profit: $-52,598
• Equity at exit: $18,935

Cash invested: $61,320 (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 75161

• Home prices YoY: -18.4%
• Active inventory: 89
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$435 /mo · $5,216/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-162

Break-even live

Break-even rent $2,119

Max offer price $190,310

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-100	+0% $-162	+5% $-224	+10% $-286
Rent	-10% $-314	-5% $-238	+0% $-162	+5% $-87	+10% $-11
Rate	-1.0pp $-52	-0.5pp $-107	base $-162	+0.5pp $-219	+1.0pp $-277

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $219,000 Active 188 DOM
2. 2026-06-18
   days on market $219,000 Active 185 DOM
3. 2026-06-17
   days on market $219,000 Active 184 DOM
4. 2026-06-16
   days on market $219,000 Active 183 DOM
5. 2026-06-15
   price $219,000 Active 182 DOM
6. 2026-06-15
   days on market $229,000 Active 182 DOM
7. 2026-06-13
   days on market $229,000 Active 180 DOM
8. 2026-06-13
   days on market $229,000 Active 179 DOM
9. 2026-06-09
   days on market $229,000 Active 176 DOM
10. 2026-06-08
    days on market $229,000 Active 175 DOM
11. 2026-06-07
    days on market $229,000 Active 174 DOM
12. 2026-06-04
    days on market $229,000 Active 171 DOM
13. 2026-06-03
    days on market $229,000 Active 170 DOM
14. 2026-06-02
    days on market $229,000 Active 169 DOM
15. 2026-06-01
    days on market $229,000 Active 168 DOM
16. 2026-05-31
    days on market $229,000 Active 167 DOM
17. 2026-04-28
    price $229,000 1628-char remark

    Show marketing remark (1628 chars)

    Reduced! 3.56 acres in Terrell at this price is hard to find! This home really is a quaint and cute country charmer. Come and see how peaceful this land is. Bring your horse and find the serene comfort of country living located in a small community that sits outside the city limits. This property has the perfect array of beautiful trees. Imagine coming home and just dropping a fishing line in your very own pond. Plenty of room to roam here with being just under 4 acres. You will be sure to enjoy your own open space while taking in all the natural beauty that this property has to offer. What a way to decompress for the day! This is in a neat area of Terrell nestled within a country setting. Most homes averaging a minimum of two acre lots or more ion this small community. The home has cute curb appeal with a front deck to sit and enjoy your morning coffee. Come inside and you will find an open floor plan for the square footage, with the kitchen opening in to the living room. Two bedroom with 2 full baths. Once a new buyer puts flooring in and makes some repairs and updates, this will be the perfect home for one that desires simplicity. Great for a first time buyer, retired couple, or one that may be just looking to downsize. Also, would be perfect to build another home for extended family. If the simple life is what you are looking for this one may be it. Bring your vision and put a little TLC in this home to make it you own. THE PRICE INCREASE IS TO OFFSET THE COST OF A BRAND NEW ROOF AND CEILING REPAIRS THAT WAS JUST DONE. Not much in Terrell on this acreage at this price! Come and make this your own!

18. 2026-03-23
    price $240,000 1628-char remark

    Show marketing remark (1628 chars)

    Reduced! 3.56 acres in Terrell at this price is hard to find! This home really is a quaint and cute country charmer. Come and see how peaceful this land is. Bring your horse and find the serene comfort of country living located in a small community that sits outside the city limits. This property has the perfect array of beautiful trees. Imagine coming home and just dropping a fishing line in your very own pond. Plenty of room to roam here with being just under 4 acres. You will be sure to enjoy your own open space while taking in all the natural beauty that this property has to offer. What a way to decompress for the day! This is in a neat area of Terrell nestled within a country setting. Most homes averaging a minimum of two acre lots or more ion this small community. The home has cute curb appeal with a front deck to sit and enjoy your morning coffee. Come inside and you will find an open floor plan for the square footage, with the kitchen opening in to the living room. Two bedroom with 2 full baths. Once a new buyer puts flooring in and makes some repairs and updates, this will be the perfect home for one that desires simplicity. Great for a first time buyer, retired couple, or one that may be just looking to downsize. Also, would be perfect to build another home for extended family. If the simple life is what you are looking for this one may be it. Bring your vision and put a little TLC in this home to make it you own. THE PRICE INCREASE IS TO OFFSET THE COST OF A BRAND NEW ROOF AND CEILING REPAIRS THAT WAS JUST DONE. Not much in Terrell on this acreage at this price! Come and make this your own!

19. 2026-03-05
    price $245,000 1628-char remark

    Show marketing remark (1628 chars)

    Reduced! 3.56 acres in Terrell at this price is hard to find! This home really is a quaint and cute country charmer. Come and see how peaceful this land is. Bring your horse and find the serene comfort of country living located in a small community that sits outside the city limits. This property has the perfect array of beautiful trees. Imagine coming home and just dropping a fishing line in your very own pond. Plenty of room to roam here with being just under 4 acres. You will be sure to enjoy your own open space while taking in all the natural beauty that this property has to offer. What a way to decompress for the day! This is in a neat area of Terrell nestled within a country setting. Most homes averaging a minimum of two acre lots or more ion this small community. The home has cute curb appeal with a front deck to sit and enjoy your morning coffee. Come inside and you will find an open floor plan for the square footage, with the kitchen opening in to the living room. Two bedroom with 2 full baths. Once a new buyer puts flooring in and makes some repairs and updates, this will be the perfect home for one that desires simplicity. Great for a first time buyer, retired couple, or one that may be just looking to downsize. Also, would be perfect to build another home for extended family. If the simple life is what you are looking for this one may be it. Bring your vision and put a little TLC in this home to make it you own. THE PRICE INCREASE IS TO OFFSET THE COST OF A BRAND NEW ROOF AND CEILING REPAIRS THAT WAS JUST DONE. Not much in Terrell on this acreage at this price! Come and make this your own!

20. 2026-02-09
    price $253,000 1628-char remark

    Show marketing remark (1628 chars)

    Reduced! 3.56 acres in Terrell at this price is hard to find! This home really is a quaint and cute country charmer. Come and see how peaceful this land is. Bring your horse and find the serene comfort of country living located in a small community that sits outside the city limits. This property has the perfect array of beautiful trees. Imagine coming home and just dropping a fishing line in your very own pond. Plenty of room to roam here with being just under 4 acres. You will be sure to enjoy your own open space while taking in all the natural beauty that this property has to offer. What a way to decompress for the day! This is in a neat area of Terrell nestled within a country setting. Most homes averaging a minimum of two acre lots or more ion this small community. The home has cute curb appeal with a front deck to sit and enjoy your morning coffee. Come inside and you will find an open floor plan for the square footage, with the kitchen opening in to the living room. Two bedroom with 2 full baths. Once a new buyer puts flooring in and makes some repairs and updates, this will be the perfect home for one that desires simplicity. Great for a first time buyer, retired couple, or one that may be just looking to downsize. Also, would be perfect to build another home for extended family. If the simple life is what you are looking for this one may be it. Bring your vision and put a little TLC in this home to make it you own. THE PRICE INCREASE IS TO OFFSET THE COST OF A BRAND NEW ROOF AND CEILING REPAIRS THAT WAS JUST DONE. Not much in Terrell on this acreage at this price! Come and make this your own!

21. 2025-12-15
    listed $240,000 Active 1628-char remark

    Show marketing remark (1628 chars)

    Reduced! 3.56 acres in Terrell at this price is hard to find! This home really is a quaint and cute country charmer. Come and see how peaceful this land is. Bring your horse and find the serene comfort of country living located in a small community that sits outside the city limits. This property has the perfect array of beautiful trees. Imagine coming home and just dropping a fishing line in your very own pond. Plenty of room to roam here with being just under 4 acres. You will be sure to enjoy your own open space while taking in all the natural beauty that this property has to offer. What a way to decompress for the day! This is in a neat area of Terrell nestled within a country setting. Most homes averaging a minimum of two acre lots or more ion this small community. The home has cute curb appeal with a front deck to sit and enjoy your morning coffee. Come inside and you will find an open floor plan for the square footage, with the kitchen opening in to the living room. Two bedroom with 2 full baths. Once a new buyer puts flooring in and makes some repairs and updates, this will be the perfect home for one that desires simplicity. Great for a first time buyer, retired couple, or one that may be just looking to downsize. Also, would be perfect to build another home for extended family. If the simple life is what you are looking for this one may be it. Bring your vision and put a little TLC in this home to make it you own. THE PRICE INCREASE IS TO OFFSET THE COST OF A BRAND NEW ROOF AND CEILING REPAIRS THAT WAS JUST DONE. Not much in Terrell on this acreage at this price! Come and make this your own!

22. 2023-08-02
    soldstatus
23. 2023-01-19
    status Pending
24. 2023-01-10
    historical Active Option Contract
25. 2022-09-20
    listed $100,000 Active

ⓘ 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: $5,216 · $435/mo
• Projected year-2 tax: $5,216 · $435/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $22,966
• − Mortgage interest: −$12,267
• − Property taxes: −$5,216
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$6,371
• Taxable loss: −$5,657
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $-591/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 — Elmo

• Score: 57/100
• State rank: #1234
• US rank: #21588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,910
• Population (ZIP): 6,910

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 15% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▼ -57.90%
• Current HPI: 255.8463
• 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

+129.0% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $229,000 NTREIS
• 2026-03-23 Price Changed $240,000 NTREIS
• 2026-03-05 Price Changed $245,000 NTREIS
• 2026-02-09 Price Changed $253,000 NTREIS
• 2025-12-15 Listed $240,000 NTREIS
• 2023-08-02 Sold (Public Records) — Public Records
• 2023-01-19 Pending — NTREIS
• 2023-01-10 Contingent — NTREIS
• 2022-09-20 Listed $100,000 NTREIS

Property tax history

+7.1%/yr

Latest (2025): $5,216 · +0.6% YoY. Source: county tax records.