85 SE CR 4305 · Winnsboro, TX 75480

$329,900

3 bd · 1.0 ba · 1,932 sqft · SingleFamily public records · 18 Days on market

Built 2016 2.00 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 +20.7/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Conveniently located near Cypress Springs Lake and approximately 15 minutes from Lake Bob Sandlin State Park, this 3 bedroom, 2 bath pier and beam home offers the opportunity to enjoy East Texas living with room to spread out on 2 acres just outside the city limits and within Mt. Vernon ISD. Inside, the split floor plan provides privacy for the primary suite, which features double vanities, a soaking tub, and two walk in closets. Vinyl plank flooring runs throughout much of the home, while the spacious living room showcases an exposed beam that adds character and complements the home's design. The kitchen is equipped with stainless steel appliances, a stainless farmhouse sink, and opens to the dining area, creating a functional layout for both everyday living and entertaining. French doors lead to a covered back porch overlooking the backyard and wooded surroundings. Outside, there is plenty of space for gardening, chickens, small animals, recreational activities, or future improvements. The 28 x 40 four car garage offers substantial parking and storage, while the heated and cooled interior workroom provides a versatile space that could serve as a workshop, hobby room, home office, craft room, or fitness area. Additional features include a storage building with plumbing already in place and a 20 x 20 slab ready for expansion or future use. Whether you're looking for a full time residence, a place with room for hobbies, or a property close to some of East Texas' most popular lakes, this home offers flexibility, functionality, and a location that puts outdoor recreation within easy reach.

Key facts

• Soaking tub
• Split floor plan
• Walk in closets

Tags

• SPLIT FLOOR PLAN
• DOUBLE VANITIES
• SOAKING TUB
• WALK IN CLOSETS
• VINYL PLANK FLOORING
• EXPOSED BEAM

Property features AI

Finance

• Other: Listing is active and offered under an Exclusive Right To Sell agreement; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 4 vehicles; Circular driveway; Garage with 4 spaces and 2-car double doors
• Security: Audio and video surveillance permitted on site
• Utilities: Aerobic septic; Co-op electric; Located in a municipal utility district
• Home design: Single-family residence; One story; Built in 2016; Not attached to another property; Residential property
• Construction: Built in 2016
• Exterior features: Approximately 2.0 acres lot; Subdivision: Club Lake EST; Directions: From Mount Vernon take 115 south, turn left on County Road 4305. Property is on the left.

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath, separate shower, and walk-in closet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Walk-in closets; One living area; One dining area; Smart home features supported
• Laundry & utility: Utilities include aerobic septic and co-op electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.8% in Winnsboro — 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 69/100 on livability (#416 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.
• Mount Vernon ISD (town): math 49% / reading 43% proficiency, ranked #251 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt Vernon El (math 47% / reading 40%, grade F, #1,269 of 4,322 statewide, top 30%, 610 students, 70% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.1% local appreciation)).
• At projected returns (5.1% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,951 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $804,660
• List price: $329,900
• Delta: -60.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 SE County Road Se 4305	0.00mi	3/2.0	1,792 (-7%)	14mo	$299,999	$167	72
100 Private Road 4303	0.30mi	3/2.5	2,000 (+4%)	3mo	$399,000	$200	72
329 Hickory Hill Ln	0.53mi	3/2.0	1,895 (-2%)	7mo	$1,369,000	$722	62

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

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.16×
• Total profit: $106,912
• Equity at exit: $189,485

10-year hold

• IRR: 18.1%
• Equity multiple: 4.22×
• Total profit: $297,669
• Equity at exit: $329,139

Cash invested: $92,372 (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 75480

• Home prices YoY: 2.2%
• Active inventory: 96
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,450 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$411 /mo · $4,938/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $447

Break-even live

Break-even rent $2,885

Max offer price $329,900

Occupancy floor 82%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Miller Rd Scroggins, TX	3.0	2.0	1485	$3,450	$2.32	44d	1	0.90mi

Listing history 41 events

1. 2026-06-19
   days on market $329,900 Active 18 DOM
2. 2026-06-18
   days on market $329,900 Active 17 DOM
3. 2026-06-17
   days on market $329,900 Active 16 DOM
4. 2026-06-16
   days on market $329,900 Active 15 DOM
5. 2026-06-15
   days on market $329,900 Active 14 DOM
6. 2026-06-14
   days on market $329,900 Active 12 DOM
7. 2026-06-12
   days on market $329,900 Active 11 DOM
8. 2026-06-09
   days on market $329,900 Active 8 DOM
9. 2026-06-08
   days on market $329,900 Active 7 DOM
10. 2026-06-07
    days on market $329,900 Active 6 DOM
11. 2026-06-05
    days on market $329,900 Active 4 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    pricedays on marketlisting id $329,900 Active 1 DOM
14. 2026-06-01
    days on market $320,000 Active 20 DOM
15. 2026-05-31
    days on market $320,000 Active 19 DOM
16. 2026-05-30
    days on market $320,000 Active 18 DOM
17. 2026-05-12
    listed $320,000 Active 1456-char remark
18. 2025-04-23
    soldstatus Closed 490-char remark

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

19. 2025-04-23
    soldstatus

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

20. 2025-04-18
    soldstatus Closed
21. 2025-03-19
    status Pending 490-char remark

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

22. 2025-03-13
    historical

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

23. 2025-03-13
    historical Active Option Contract 490-char remark

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

24. 2025-03-01
    price $299,999 490-char remark

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

25. 2025-02-28
    price $299,999
26. 2025-02-23
    price $319,999 490-char remark

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

27. 2025-02-23
    price $319,999

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

28. 2025-01-25
    price $330,000 490-char remark

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

29. 2025-01-25
    price $330,000

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

30. 2024-12-28
    price $335,000 490-char remark

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

31. 2024-12-27
    price $335,000
32. 2024-12-10
    listed $350,000 Active 490-char remark

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

33. 2024-12-10
    listed $350,000 Active

    Show marketing remark (490 chars)

    A charming home with an excellent location near two lakes—Cypress Springs Lake and Lake Bob Sandlin—ideal for outdoor enthusiasts. Situated on 2 acres just outside city limits, it provides ample space for gardening, chickens, and small animals. The property features a heated and cooled shop, additional storage with plumbing, and a 20x20 slab ready for expansion. Proximity to shopping, dining, and medical facilities makes it a practical choice for comfortable country living.

34. 2024-10-17
    historical
35. 2024-08-02
    price $370,000
36. 2024-05-13
    price $375,000
37. 2024-04-16
    listed $380,000 Active
38. 2021-07-02
    soldstatus
39. 2019-01-29
    soldstatus
40. 2019-01-25
    soldstatus
41. 2018-12-17
    listed $189,900

ⓘ 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: $4,938 · $411/mo
• Projected year-2 tax: $6,037 · $503/mo
• Expected delta: +$1,100/yr (+$92/mo · 22.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 6 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: $41,400
• − Mortgage interest: −$18,480
• − Property taxes: −$4,938
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,312
• − Management: −$3,312
• − Depreciation: −$9,597
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $5,332/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: Mount Vernon ISD
• NCES district ID: 4831770
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $46,788
• Composite: 39.19/100
• National rank: #4021
• State rank: #251 of 826 in TX

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

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

• Population (ZIP): 1,787

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 10,621 people
• By 2030: 10,648 · +0.3%
• By 2040: 10,629 · +0.1%
• By 2050: 10,486 · -1.3%
• By 2075: 10,038 · -5.5%
• By 2100: 8,816 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 16% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 8% German 7% Romanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -16.5pp toward R · 2008: -52.5pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.0 2016: R+67.0 2012: R+63.4 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 234.5679
• 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

+73.7% since first listed

26 events — show timeline

• 2026-06-04 Listed $329,900 GTAR
• 2026-06-01 Listed $329,900 NTREIS
• 2025-04-23 Sold (Public Records) — Public Records
• 2025-04-23 Sold (MLS) — NTREIS
• 2025-04-18 Sold (MLS) — GTAR
• 2025-03-19 Pending — NTREIS
• 2025-03-13 Delisted — GTAR
• 2025-03-13 Contingent — NTREIS
• 2025-03-01 Price Changed $299,999 NTREIS
• 2025-02-28 Price Changed $299,999 GTAR
• 2025-02-23 Price Changed $319,999 NTREIS
• 2025-02-23 Price Changed $319,999 GTAR
• 2025-01-25 Price Changed $330,000 NTREIS
• 2025-01-25 Price Changed $330,000 GTAR
• 2024-12-28 Price Changed $335,000 NTREIS
• 2024-12-27 Price Changed $335,000 GTAR
• 2024-12-10 Listed $350,000 GTAR
• 2024-12-10 Listed $350,000 NTREIS
• 2024-10-17 Listing Removed — NTREIS
• 2024-08-02 Price Changed $370,000 NTREIS
• 2024-05-13 Price Changed $375,000 NTREIS
• 2024-04-16 Listed $380,000 NTREIS
• 2021-07-02 Sold (Public Records) — Public Records
• 2019-01-29 Sold (Public Records) — Public Records
• 2019-01-25 Sold (MLS) — GTAR
• 2018-12-17 Listed $189,900 GTAR

Property tax history

+44.6%/yr

Latest (2025): $4,938 · +22.5% YoY. Source: county tax records.