621 E FM 64 Hwy · Ladonia, TX 75449

$81,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 569 Days on market

Built 1964 0.25 ac lot $112/sqft · 87% above area Est $54k · 50% over ↓ 23% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home situated on a quarter-acre lot in Ladonia, TX. Recently remodeled, with new electrical, new plumbing, new flooring, new insulation in the walls, fresh paint, and brand-new cabinets in both the kitchen and bathroom. With its cozy interior and functional layout, this property is an excellent choice for a young family starting out or as a promising investment opportunity. Home is situated only a quarter mile from the rodeo arena and the new Ralph Hall lake will be completed in 2026. Ladonia also has the Fossil Park to explore for fossils and more than 25 new hiking and walking trails. Don't miss the chance to make this inviting home your own!

Key facts

• 0.25 acre lot
• Built 1964
• Listed 568 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,507 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Fannindel ISD (rural): math 25% / reading 30% proficiency, ranked #1,057 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $560 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 569 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $24k (23%) 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 569 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 1964 — 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. Crime grade is F 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?
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: 1.53% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.74%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (median comp): $54,045
• List price: $81,000
• Delta: 49.88%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 1.73×
• Total profit: $16,644
• Equity at exit: $12,077

10-year hold

• IRR: 26.5%
• Equity multiple: 3.33×
• Total profit: $52,790
• Equity at exit: $7,003

Cash invested: $22,680 (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 75449

• Home prices YoY: -1.3%
• Active inventory: 34
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $468

Break-even live

Break-even rent $644

Max offer price $81,000

Occupancy floor 57%

Sensitivity live

Price	-10% $513	-5% $491	+0% $468	+5% $445	+10% $422
Rent	-10% $370	-5% $419	+0% $468	+5% $516	+10% $565
Rate	-1.0pp $508	-0.5pp $488	base $468	+0.5pp $447	+1.0pp $425

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $81,000 Active 569 DOM
2. 2026-06-17
   days on market $81,000 Active 568 DOM
3. 2026-06-16
   days on market $81,000 Active 567 DOM
4. 2026-06-15
   days on market $81,000 Active 566 DOM
5. 2026-06-13
   days on market $81,000 Active 564 DOM
6. 2026-06-09
   days on market $81,000 Active 560 DOM
7. 2026-06-08
   days on market $81,000 Active 559 DOM
8. 2026-06-07
   days on market $81,000 Active 558 DOM
9. 2026-06-04
   days on market $81,000 Active 555 DOM
10. 2026-06-03
    days on market $81,000 Active 554 DOM
11. 2026-06-02
    days on market $81,000 Active 553 DOM
12. 2026-06-01
    days on market $81,000 Active 552 DOM
13. 2026-05-31
    days on market $81,000 Active 551 DOM
14. 2026-05-15
    price $81,000 695-char remark

    Show marketing remark (695 chars)

    Welcome to this charming 2-bedroom, 1-bath home situated on a quarter-acre lot in Ladonia, TX. Recently remodeled, with new electrical, new plumbing, new flooring, new insulation in the walls, fresh paint, and brand-new cabinets in both the kitchen and bathroom. With its cozy interior and functional layout, this property is an excellent choice for a young family starting out or as a promising investment opportunity. Home is situated only a quarter mile from the rodeo arena and the new Ralph Hall lake will be completed in 2026. Ladonia also has the Fossil Park to explore for fossils and more than 25 new hiking and walking trails. Don't miss the chance to make this inviting home your own!

15. 2026-02-02
    price $86,000 695-char remark

    Show marketing remark (695 chars)

    Welcome to this charming 2-bedroom, 1-bath home situated on a quarter-acre lot in Ladonia, TX. Recently remodeled, with new electrical, new plumbing, new flooring, new insulation in the walls, fresh paint, and brand-new cabinets in both the kitchen and bathroom. With its cozy interior and functional layout, this property is an excellent choice for a young family starting out or as a promising investment opportunity. Home is situated only a quarter mile from the rodeo arena and the new Ralph Hall lake will be completed in 2026. Ladonia also has the Fossil Park to explore for fossils and more than 25 new hiking and walking trails. Don't miss the chance to make this inviting home your own!

16. 2025-01-20
    price $94,500 695-char remark

    Show marketing remark (695 chars)

    Welcome to this charming 2-bedroom, 1-bath home situated on a quarter-acre lot in Ladonia, TX. Recently remodeled, with new electrical, new plumbing, new flooring, new insulation in the walls, fresh paint, and brand-new cabinets in both the kitchen and bathroom. With its cozy interior and functional layout, this property is an excellent choice for a young family starting out or as a promising investment opportunity. Home is situated only a quarter mile from the rodeo arena and the new Ralph Hall lake will be completed in 2026. Ladonia also has the Fossil Park to explore for fossils and more than 25 new hiking and walking trails. Don't miss the chance to make this inviting home your own!

17. 2025-01-03
    price $100,000 695-char remark

    Show marketing remark (695 chars)

    Welcome to this charming 2-bedroom, 1-bath home situated on a quarter-acre lot in Ladonia, TX. Recently remodeled, with new electrical, new plumbing, new flooring, new insulation in the walls, fresh paint, and brand-new cabinets in both the kitchen and bathroom. With its cozy interior and functional layout, this property is an excellent choice for a young family starting out or as a promising investment opportunity. Home is situated only a quarter mile from the rodeo arena and the new Ralph Hall lake will be completed in 2026. Ladonia also has the Fossil Park to explore for fossils and more than 25 new hiking and walking trails. Don't miss the chance to make this inviting home your own!

18. 2024-12-03
    historical
19. 2024-12-02
    listed $105,000 Active
20. 2024-11-26
    listed $105,000 Active 695-char remark

    Show marketing remark (695 chars)

    Welcome to this charming 2-bedroom, 1-bath home situated on a quarter-acre lot in Ladonia, TX. Recently remodeled, with new electrical, new plumbing, new flooring, new insulation in the walls, fresh paint, and brand-new cabinets in both the kitchen and bathroom. With its cozy interior and functional layout, this property is an excellent choice for a young family starting out or as a promising investment opportunity. Home is situated only a quarter mile from the rodeo arena and the new Ralph Hall lake will be completed in 2026. Ladonia also has the Fossil Park to explore for fossils and more than 25 new hiking and walking trails. Don't miss the chance to make this inviting home your own!

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$881/yr (+$73/mo · 146.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,829
• − Mortgage interest: −$4,537
• − Property taxes: −$602
• − Insurance: −$405
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,356
• Taxable income: $4,556
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $4,518/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: Fannindel ISD
• NCES district ID: 4819050
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $34,661
• Composite: 25.59/100
• National rank: #12831
• State rank: #1057 of 1141 in TX

Livability — Ladonia

• Score: 49/100
• State rank: #1507
• US rank: #25780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,000
• Population (ZIP): 1,000

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Iranian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.28%
• Current HPI: 249.4338
• 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

-22.9% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $81,000 NTREIS
• 2026-02-02 Price Changed $86,000 NTREIS
• 2025-01-20 Price Changed $94,500 NTREIS
• 2025-01-03 Price Changed $100,000 NTREIS
• 2024-12-03 Listing Removed — NTREIS
• 2024-12-02 Listed $105,000 NTREIS
• 2024-11-26 Listed $105,000 NTREIS

Property tax history

+6.5%/yr

Latest (2025): $602 · -6.5% YoY. Source: county tax records.