1001 S Fairway St · Fairfield, TX 75840

$130,000

4 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 275 Days on market

Built 1955 1.00 ac lot $83/sqft · 12% below area Est $147k · 12% under ↓ 16% 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 +17.0/30.0
• ARV discount +12.8/15.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a full acre in a quiet, tree-lined neighborhood, this adorable home offers small-town charm with big potential. With a bit of updating, it could truly shine as a cozy primary residence or weekend getaway. The large backyard is ideal for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. Bonus features include a one-car garage, covered carport, and an extra storage area for all your tools and gear. Property is being sold as-is—no repairs will be made. Don’t wait on this one!

Key facts

• 1 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $88 ($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 $129k (0.8% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.8% in Fairfield — 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 64/100 on livability (#736 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, amenities F.
• Fairfield ISD (town): math 33% / reading 41% proficiency, ranked #475 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 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 1955 — 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 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 8.4

CMA / ARV

• ARV (median comp): $147,269
• List price: $130,000
• Delta: -11.73%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-15,407
• Equity at exit: $19,383

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-6,020
• Equity at exit: $11,240

Cash invested: $36,400 (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 75840

• Home prices YoY: -10.4%
• Active inventory: 91
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $88

Break-even live

Break-even rent $1,178

Max offer price $130,000

Occupancy floor 88%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $130,000 Active 275 DOM
2. 2026-06-18
   days on market $130,000 Active 274 DOM
3. 2026-06-18
   price $130,000 Active 273 DOM
4. 2026-06-17
   days on market $150,000 Active 273 DOM
5. 2026-06-16
   days on market $150,000 Active 272 DOM
6. 2026-06-15
   days on market $150,000 Active 271 DOM
7. 2026-06-14
   days on market $150,000 Active 269 DOM
8. 2026-06-12
   days on market $150,000 Active 268 DOM
9. 2026-06-09
   days on market $150,000 Active 265 DOM
10. 2026-06-08
    days on market $150,000 Active 264 DOM
11. 2026-06-07
    days on market $150,000 Active 263 DOM
12. 2026-06-05
    days on market $150,000 Active 260 DOM
13. 2026-06-03
    days on market $150,000 Active 259 DOM
14. 2026-06-02
    days on market $150,000 Active 258 DOM
15. 2026-06-01
    days on market $150,000 Active 257 DOM
16. 2026-05-31
    days on market $150,000 Active 256 DOM
17. 2026-05-30
    days on market $150,000 Active 255 DOM
18. 2025-09-19
    status Active 525-char remark

    Show marketing remark (525 chars)

    Set on a full acre in a quiet, tree-lined neighborhood, this adorable home offers small-town charm with big potential. With a bit of updating, it could truly shine as a cozy primary residence or weekend getaway. The large backyard is ideal for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. Bonus features include a one-car garage, covered carport, and an extra storage area for all your tools and gear. Property is being sold as-is—no repairs will be made. Don’t wait on this one!

19. 2025-08-01
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Set on a full acre in a quiet, tree-lined neighborhood, this adorable home offers small-town charm with big potential. With a bit of updating, it could truly shine as a cozy primary residence or weekend getaway. The large backyard is ideal for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. Bonus features include a one-car garage, covered carport, and an extra storage area for all your tools and gear. Property is being sold as-is—no repairs will be made. Don’t wait on this one!

20. 2025-07-30
    listed Active Option Contract 525-char remark

    Show marketing remark (525 chars)

    Set on a full acre in a quiet, tree-lined neighborhood, this adorable home offers small-town charm with big potential. With a bit of updating, it could truly shine as a cozy primary residence or weekend getaway. The large backyard is ideal for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. Bonus features include a one-car garage, covered carport, and an extra storage area for all your tools and gear. Property is being sold as-is—no repairs will be made. Don’t wait on this one!

21. 2025-07-30
    listed $150,000 525-char remark

    Show marketing remark (525 chars)

    Set on a full acre in a quiet, tree-lined neighborhood, this adorable home offers small-town charm with big potential. With a bit of updating, it could truly shine as a cozy primary residence or weekend getaway. The large backyard is ideal for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. Bonus features include a one-car garage, covered carport, and an extra storage area for all your tools and gear. Property is being sold as-is—no repairs will be made. Don’t wait on this one!

22. 2024-10-02
    price $165,000
23. 2024-07-30
    listed $179,000 Active
24. 2014-08-13
    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: $2,339 · $195/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$40/yr (+$3/mo · 1.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,479
• − Mortgage interest: −$7,282
• − Property taxes: −$2,339
• − Insurance: −$650
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,782
• Taxable loss: −$1,050
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $1,311/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: Fairfield ISD
• NCES district ID: 4818940
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $46,909
• Composite: 31.68/100
• National rank: #5926
• State rank: #475 of 826 in TX

Livability — Fairfield

• Score: 64/100
• State rank: #736
• US rank: #13679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, TX
• Population (ZIP): 6,993

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 13% Two or more races 12%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.43%
• Current HPI: 185.1167
• 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

-16.2% since first listed

7 events — show timeline

• 2025-09-19 Relisted — NTREIS
• 2025-08-01 Pending — NTREIS
• 2025-07-30 Listed — NTREIS
• 2025-07-30 Listed $150,000 NTREIS
• 2024-10-02 Price Changed $165,000 NTREIS
• 2024-07-30 Listed $179,000 NTREIS
• 2014-08-13 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,339 · -1.5% YoY. Source: county tax records.