22596 Hwy 64 E · Arp, TX 75750

$134,900

2 bd · 1.0 ba · 1,352 sqft · SingleFamily · 30 Days on market

Built 1925 Poor condition 1.39 ac lot

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Why this score? — see what drove the C+ 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 +21.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Early American wood frame home sitting on 1.425 acers. Room in the back is currently used as a den but could be a third bedroom. House needs some TLC.

Key facts

• 1.393 acres
• No restrictions
• Utilities on site

Tags

• 1.393 ACRES
• NO RESTRICTIONS
• UTILITIES ON SITE

Property features AI

Finance

• Other: Approximately 1.393 acres

Exterior

• Parking: Paved parking
• Home design: Single-family detached home; Single-story
• Construction: Composition roof
• Exterior features: Chain link fencing; Storage structure on the property; Irregular-shaped lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; No central heating
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#442 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Arp ISD (rural): math 37% / reading 43% proficiency, ranked #400 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arp El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 473 students, 60% FRL); Arp J H (math 30% / reading 45%, grade F, #736 of 1,662 statewide, top 45%, 219 students, 62% FRL); Arp H S (math 72% / reading 57%, grade B-, #199 of 1,632 statewide, top 14%, 293 students, 40% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 61 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (10.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major 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 $132,876 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $86,382
• Equity at exit: $121,529

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $244,286
• Equity at exit: $262,081

Cash invested: $37,772 (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 75750

• Home prices YoY: 12.3%
• Active inventory: 61
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $202

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 81%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $134,900 Active 30 DOM
2. 2026-06-18
   days on market $134,900 Active 29 DOM
3. 2026-06-17
   days on market $134,900 Active 28 DOM
4. 2026-06-16
   days on market $134,900 Active 27 DOM
5. 2026-06-15
   days on market $134,900 Active 26 DOM
6. 2026-06-14
   days on market $134,900 Active 24 DOM
7. 2026-06-13
   days on market $134,900 Active 23 DOM
8. 2026-06-10
   days on market $134,900 Active 21 DOM
9. 2026-06-09
   days on market $134,900 Active 20 DOM
10. 2026-06-08
    days on market $134,900 Active 19 DOM
11. 2026-06-07
    days on market $134,900 Active 18 DOM
12. 2026-06-05
    days on market $134,900 Active 15 DOM
13. 2026-06-02
    days on market $134,900 Active 13 DOM
14. 2026-06-01
    days on market $134,900 Active 12 DOM
15. 2026-05-31
    days on market $134,900 Active 11 DOM
16. 2026-05-30
    days on market $134,900 Active 10 DOM
17. 2026-05-20
    listed $134,900 Active
18. 2022-02-22
    soldstatus 150-char remark

    Show marketing remark (150 chars)

    Early American wood frame home sitting on 1.425 acers. Room in the back is currently used as a den but could be a third bedroom. House needs some TLC.

19. 2021-12-14
    listed $77,000 150-char remark

    Show marketing remark (150 chars)

    Early American wood frame home sitting on 1.425 acers. Room in the back is currently used as a den but could be a third bedroom. House needs some TLC.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $17,235
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,924
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $2,357/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to its exterior and landscaping to increase its resale and rental value.

Repairs flagged

• Major siding — Significant damage and wear
• Major roof — Significant damage and wear
• Major exterior — Overgrown vegetation and unkempt appearance
• Major exterior — No visible fencing or gates
• Major exterior — No visible driveway or parking area
• Major exterior — No visible landscaping or curb appeal

Value-add opportunities

• Both Landscaping and curb appeal — Enhances visual appeal and property value
• Both Fencing and gates — Improves security and property value
• Both Driveway and parking area — Enhances accessibility and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
roof · Significant damage and wear	Major	$15,000–50,000
exterior · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
exterior · No visible fencing or gates	Major	$15,000–50,000
exterior · No visible driveway or parking area	Major	$15,000–50,000
exterior · No visible landscaping or curb appeal	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances visual appeal and property value ↑
• Both Fencing and gates — Improves security and property value ↑
• Both Driveway and parking area — Enhances accessibility and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Arp ISD
• NCES district ID: 4808730
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $51,075
• Composite: 34.58/100
• National rank: #5165
• State rank: #400 of 826 in TX

Livability — Arp

• Score: 69/100
• State rank: #442
• US rank: #9054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arp, TX
• Population (ZIP): 3,246

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 (81%)
• Race & ethnicity: White 81% Two or more races 12% Black 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 32.45%
• Current HPI: 296.73
• 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

+75.2% since first listed

3 events — show timeline

• 2026-05-20 Listed $134,900 GTAR
• 2022-02-22 Sold (MLS) — GTAR
• 2021-12-14 Listed $77,000 GTAR