895 Fm 1085 · Trent, TX 79561

$150,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 56 Days on market

Built 1935 33 ac lot $102/sqft · at area comps Est $152k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +8.0/15.0
• Appreciation +7.9/10.0
• DSCR +4.5/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

33.37 Acres | 3 Bed / 2 Bath | 1,472 Sqft | Built 1935 The market already proved this corridor out — 25 acres directly across the road is pending at a high price , in a flood zone, with no home. This property offers more acreage, an existing 3/2 home, and FM road frontage at a much lower price Flood zone designation on record — this area of West TX is not known to flood. Ideal for subdivision, ranch development, buy-and-hold land investment, or live-in/rental with room to grow. FM road access, wide open usable acreage.

Key facts

• 33.37 acre lot
• Built 1935
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (20.1% below list).
• Recommended offer: $120k (20.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#988 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment B+, housing B; Watch: health & safety C-, schools D-, crime F.
• Trent ISD (rural): math 40% / reading 30% proficiency, ranked #900 of 1,141 in TX (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.8% local appreciation)).
• Taylor County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 3→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,836 (20.1% 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 56 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (median comp): $151,776
• List price: $150,000
• Delta: -1.17%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 N Oak St	0.62mi	3/2.0	1,494 (+2%)	8mo	$128,900	$86	62

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

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.86×
• Total profit: $36,244
• Equity at exit: $92,762

10-year hold

• IRR: 13.6%
• Equity multiple: 3.65×
• Total profit: $111,451
• Equity at exit: $166,910

Cash invested: $42,000 (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 79561

• Home prices YoY: 4.6%
• Active inventory: 14
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-89

Break-even live

Break-even rent $1,310

Max offer price $134,358

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-46	+0% $-89	+5% $-131	+10% $-173
Rent	-10% $-183	-5% $-136	+0% $-89	+5% $-41	+10% $6
Rate	-1.0pp $-13	-0.5pp $-50	base $-89	+0.5pp $-127	+1.0pp $-167

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   days on market $150,000 Active 56 DOM
2. 2026-05-31
   days on market $150,000 Active 55 DOM
3. 2026-05-06
   price $150,000 547-char remark

   Show marketing remark (547 chars)

   33.37 Acres | 3 Bed / 2 Bath | 1,472 Sqft | Built 1935 The market already proved this corridor out — 25 acres directly across the road is pending at a high price , in a flood zone, with no home. This property offers more acreage, an existing 3/2 home, and FM road frontage at a much lower price Flood zone designation on record — this area of West TX is not known to flood. Ideal for subdivision, ranch development, buy-and-hold land investment, or live-in/rental with room to grow. FM road access, wide open usable acreage.

4. 2026-04-13
   price $185,000 547-char remark

   Show marketing remark (547 chars)

   33.37 Acres | 3 Bed / 2 Bath | 1,472 Sqft | Built 1935 The market already proved this corridor out — 25 acres directly across the road is pending at a high price , in a flood zone, with no home. This property offers more acreage, an existing 3/2 home, and FM road frontage at a much lower price Flood zone designation on record — this area of West TX is not known to flood. Ideal for subdivision, ranch development, buy-and-hold land investment, or live-in/rental with room to grow. FM road access, wide open usable acreage.

5. 2026-04-07
   price $215,000 547-char remark

   Show marketing remark (547 chars)

   33.37 Acres | 3 Bed / 2 Bath | 1,472 Sqft | Built 1935 The market already proved this corridor out — 25 acres directly across the road is pending at a high price , in a flood zone, with no home. This property offers more acreage, an existing 3/2 home, and FM road frontage at a much lower price Flood zone designation on record — this area of West TX is not known to flood. Ideal for subdivision, ranch development, buy-and-hold land investment, or live-in/rental with room to grow. FM road access, wide open usable acreage.

6. 2026-04-06
   listed $21,500 Active 547-char remark

   Show marketing remark (547 chars)

   33.37 Acres | 3 Bed / 2 Bath | 1,472 Sqft | Built 1935 The market already proved this corridor out — 25 acres directly across the road is pending at a high price , in a flood zone, with no home. This property offers more acreage, an existing 3/2 home, and FM road frontage at a much lower price Flood zone designation on record — this area of West TX is not known to flood. Ideal for subdivision, ranch development, buy-and-hold land investment, or live-in/rental with room to grow. FM road access, wide open usable acreage.

7. 2009-10-27
   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: $731 · $61/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$2,014/yr (+$168/mo · 275.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 75% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 3 d/yr ≥105°F today · 11 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,380
• − Mortgage interest: −$8,402
• − Property taxes: −$731
• − Insurance: −$2,252
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,364
• Taxable loss: −$3,670
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $-182/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: Trent ISD
• NCES district ID: 4843110
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 30% ▼ -20.00%
• Median HH income: $43,381
• Composite: 32.37/100
• National rank: #10882
• State rank: #900 of 1141 in TX

Livability — Trent

• Score: 61/100
• State rank: #988
• US rank: #17631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 556

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 145,270 people
• By 2030: 150,050 · +3.3%
• By 2040: 159,417 · +9.7%
• By 2050: 168,883 · +16.3%
• By 2075: 194,436 · +33.8%
• By 2100: 203,163 · +39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 6% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 8% Slovak 3% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 2% Vietnamese 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+49.8) · D 24.6% · R 74.4% · Other 1.0%
• 2008→2024 swing: -4.2pp toward R · 2008: -45.6pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+45.3 2016: R+51.1 2012: R+53.6 2008: R+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 132.735
• 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

+597.7% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $150,000 HARMLS
• 2026-04-13 Price Changed $185,000 HARMLS
• 2026-04-07 Price Changed $215,000 HARMLS
• 2026-04-06 Listed $21,500 HARMLS
• 2009-10-27 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $731 · +262.0% YoY. Source: county tax records.