804 Evans St · Marshall, TX 75670

$108,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 130 Days on market

Built 1950 7,841 sqft lot $150/sqft · 564% above area ↓ 6% 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• 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

This wonderful 2 bedroom 1 bath house is ready for its next owners to come and make it home! It is a couple of blocks away from the East Texas Baptist University campus and near US 80! The wooden fence around it provides the perfect amount of privacy! Check it out today!

Key facts

• 7,841 sq ft lot
• Built 1950
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $97k (10.6% below list).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — 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.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1950 — 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. 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: 0.89% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $20,252
• List price: $108,000
• Delta: 433.29%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-10,898
• Equity at exit: $16,103

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,096
• Equity at exit: $9,338

Cash invested: $30,240 (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 75670

• Home prices YoY: -33.8%
• Active inventory: 143
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $104

Break-even live

Break-even rent $834

Max offer price $108,000

Occupancy floor 84%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2707 Norwood St Marshall, TX	1.0–3.0	1.0–2.0	971	$1,075	$1.11	13d	16	1.21mi

Listing history 18 events

1. 2026-06-19
   days on market $108,000 Active 130 DOM
2. 2026-06-18
   days on market $108,000 Active 129 DOM
3. 2026-06-17
   days on market $108,000 Active 128 DOM
4. 2026-06-16
   days on market $108,000 Active 127 DOM
5. 2026-06-15
   days on market $108,000 Active 126 DOM
6. 2026-06-14
   days on market $108,000 Active 124 DOM
7. 2026-06-13
   days on market $108,000 Active 123 DOM
8. 2026-06-10
   days on market $108,000 Active 121 DOM
9. 2026-06-09
   days on market $108,000 Active 120 DOM
10. 2026-06-08
    days on market $108,000 Active 119 DOM
11. 2026-06-07
    days on market $108,000 Active 118 DOM
12. 2026-06-02
    days on market $108,000 Active 113 DOM
13. 2026-06-01
    days on market $108,000 Active 112 DOM
14. 2026-05-31
    days on market $108,000 Active 111 DOM
15. 2026-05-30
    days on market $108,000 Active 110 DOM
16. 2026-03-23
    price $108,000 271-char remark

    Show marketing remark (271 chars)

    This wonderful 2 bedroom 1 bath house is ready for its next owners to come and make it home! It is a couple of blocks away from the East Texas Baptist University campus and near US 80! The wooden fence around it provides the perfect amount of privacy! Check it out today!

17. 2026-02-10
    listed $115,000 Active 271-char remark

    Show marketing remark (271 chars)

    This wonderful 2 bedroom 1 bath house is ready for its next owners to come and make it home! It is a couple of blocks away from the East Texas Baptist University campus and near US 80! The wooden fence around it provides the perfect amount of privacy! Check it out today!

18. 2003-09-23
    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: $569 · $47/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$1,407/yr (+$117/mo · 247.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,592
• − Mortgage interest: −$6,050
• − Property taxes: −$569
• − Insurance: −$540
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,142
• Taxable loss: −$564
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $1,387/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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

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

• Census place: Marshall, TX
• County: Harrison County · 18,670 people
• City population: 18,670
• Metro: Longview, TX
• Population (ZIP): 18,670
• Household income: $42,386
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 598.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 39% White 35% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.33%
• Current HPI: 100.3741
• Rent YoY: —
• Metro: Longview, 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

-6.1% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $108,000 LAAR
• 2026-02-10 Listed $115,000 LAAR
• 2003-09-23 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $569 · +9.0% YoY. Source: county tax records.