405 S 10th St · Crockett, TX 75835

$174,500

3 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 60 Days on market

Built 1900 0.50 ac lot $95/sqft · 29% below area Est $245k · 29% under ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

Key facts

• Ample counter space
• Ample living room
• Spacious backyard

Tags

• SPACIOUS BACKYARD
• AMPLE LIVING ROOM
• SEPARATE DINING ROOM
• PLENTY OF STORAGE
• AMPLE COUNTER SPACE
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Lot size about 0.5 acres (approximately 21,780 square feet)
• Financial info: Lease not considered

Exterior

• Parking: 1-car garage; No additional parking features listed
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living areas); Pillar/post/pier foundation
• Construction: Wood siding exterior; Composition roof; Built living area about 1,832 (building area total)
• Exterior features: Cleared lot

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 15 x 14.4); Second bedroom on the first floor (approx. 12 x 13); Third bedroom on the first floor (approx. 12 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-62 ($-738/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (25.5% below list).
• Recommended offer: $130k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Crockett ISD (town): math 22% / reading 28% proficiency, ranked #736 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crockett El (math 18% / reading 21%, grade F, #3,583 of 4,322 statewide, top 86%, 399 students, 92% FRL); Crockett J H (math 22% / reading 31%, grade F, #1,200 of 1,662 statewide, top 73%, 291 students, 89% FRL); Crockett H S (math 37% / reading 37%, grade F, #897 of 1,632 statewide, top 57%, 361 students, 85% FRL).
• Market conditions: 277 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $130,000 (25.5% 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 60 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $244,734
• List price: $174,500
• Delta: -28.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Mitchell	0.33mi	3/2.0	1,858 (+1%)	8mo	$279,000	$150	75
919 E Houston Ave	0.31mi	3/2.0	1,809 (-1%)	13mo	$249,900	$138	72
301 Harold St	0.57mi	3/2.0	1,803 (-2%)	3mo	$159,000	$88	68
1290 Plantation Dr	0.57mi	3/2.0	1,872 (+2%)	3mo	$174,500	$93	68
1122 E Houston	0.54mi	3/2.0	1,920 (+5%)	4mo	$69,900	$36	63
809 E Bowie Ave	0.16mi	4/2.0 (+1)	2,018 (+10%)	9mo	$249,000	$123	63
907 E Houston Ave	0.31mi	3/2.0	2,053 (+12%)	4mo	$274,500	$134	62
403 Aspen Bend St	0.30mi	3/2.0	2,003 (+9%)	10mo	$269,000	$134	62
1301 Plantation Dr	0.60mi	4/2.0 (+1)	1,797 (-2%)	2mo	$169,900	$95	62
103 Corto St	0.31mi	3/2.0	2,021 (+10%)	11mo	$225,000	$111	60
121 Briar Ln	0.38mi	4/2.0 (+1)	1,720 (-6%)	9mo	$239,000	$139	59
506 S 5th St	0.33mi	2/2.0 (-1)	1,568 (-14%)	3mo	$129,900	$83	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-32,248
• Equity at exit: $26,019

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-33,340
• Equity at exit: $15,088

Cash invested: $48,860 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$915
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-62

Break-even live

Break-even rent $1,378

Max offer price $163,631

Occupancy floor 100%

Sensitivity live

Price	-10% $37	-5% $-12	+0% $-62	+5% $-111	+10% $-160
Rent	-10% $-164	-5% $-113	+0% $-62	+5% $-10	+10% $41
Rate	-1.0pp $26	-0.5pp $-17	base $-62	+0.5pp $-107	+1.0pp $-153

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 E Goliad Ave Crockett, TX	2.0	1.0	1348	$1,300	$0.96	45d	1	0.98mi

Listing history 27 events

1. 2026-06-21
   days on market $174,500 Active 60 DOM
2. 2026-06-21
   days on market $174,500 Active 59 DOM
3. 2026-06-18
   days on market $174,500 Active 57 DOM
4. 2026-06-17
   days on market $174,500 Active 56 DOM
5. 2026-06-16
   days on market $174,500 Active 55 DOM
6. 2026-06-15
   days on market $174,500 Active 54 DOM
7. 2026-06-13
   days on market $174,500 Active 52 DOM
8. 2026-06-12
   days on market $174,500 Active 51 DOM
9. 2026-06-09
   days on market $174,500 Active 48 DOM
10. 2026-06-08
    days on market $174,500 Active 47 DOM
11. 2026-06-08
    days on market $174,500 Active 46 DOM
12. 2026-06-07
    days on market $174,500 Active 45 DOM
13. 2026-06-03
    days on market $174,500 Active 42 DOM
14. 2026-06-02
    days on market $174,500 Active 41 DOM
15. 2026-06-01
    days on market $174,500 Active 40 DOM
16. 2026-05-31
    days on market $174,500 Active 39 DOM
17. 2026-04-22
    price $174,500 951-char remark

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

18. 2026-04-22
    listed $174,500 Active 949-char remark

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

19. 2026-04-22
    listed $174,500 Active

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

20. 2026-04-20
    historical
21. 2026-04-13
    status Active
22. 2026-02-27
    price $179,900

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

23. 2026-02-27
    price $179,900 951-char remark

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

24. 2026-02-27
    price $179,900

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

25. 2025-10-03
    listed $189,000 Active 951-char remark

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

26. 2025-10-03
    listed $189,000 Active

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

27. 2025-10-03
    listed $189,000 Active

    Show marketing remark (951 chars)

    PRETTY HOME! Welcome home to 405 South 10th Street, where you will find the perfect blend of charm and character! This home is perched on . 50 of an acre with a spacious backyard. The floor plan of the home brings together comfort and space with 1,832 sq. ft. When you walk through the front door, you are greeted by an ample living room with windows that bask the room in sunlight. A separate dining room sits between the living area and kitchen for everyday meals or for formal dining. The kitchen provides plenty of storage and ample counter space. The main bedroom is just off the living room and has two closets and a private bathroom. The other two bedrooms share a hall bath with a tub/shower combo. The laundry room is located at the back of the home with windows overlooking the backyard. A covered back porch has enough room to sit and enjoy the evening sunset. This home has such appeal and possibilities. Call and schedule your tour today.

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $3,193 · $266/mo
• Expected delta: +$1,985/yr (+$165/mo · 164.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 25 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: $15,600
• − Mortgage interest: −$9,775
• − Property taxes: −$1,209
• − Insurance: −$872
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$5,076
• Taxable loss: −$3,828
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $180/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: Crockett ISD
• NCES district ID: 4815720
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $26,917
• Composite: 19.83/100
• National rank: #8699
• State rank: #736 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, TX
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

-7.7% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $174,500 GTAR
• 2026-04-22 Listed $174,500 Deep East Texas MLS
• 2026-04-22 Listed $174,500 HARMLS
• 2026-04-20 Listing Removed — HARMLS
• 2026-04-13 Relisted — Deep East Texas MLS
• 2026-02-27 Price Changed $179,900 Deep East Texas MLS
• 2026-02-27 Price Changed $179,900 GTAR
• 2026-02-27 Price Changed $179,900 HARMLS
• 2025-10-03 Listed $189,000 HARMLS
• 2025-10-03 Listed $189,000 Deep East Texas MLS
• 2025-10-03 Listed $189,000 GTAR

Property tax history

+5.3%/yr

Latest (2025): $1,209 · +10.1% YoY. Source: county tax records.