503 E South Dr · Henrietta, TX 76365

$69,000

4 bd · 1.0 ba · 1,610 sqft · SingleFamily public records · 536 Days on market

Built 1950 $43/sqft · 57% below area

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!!! BELOW TAX VALUE!! This 4-bedroom home sits on a large corner lot. New flooring, fresh paint, updated bathroom. Master is downstairs and has a patio door to the backyard. Spiral staircase. Metal roof. Storm shelter. 3 car garage. Wood burning wood stove in living room. Being SOLD AS IS! Utilities will NOT be turned on!

Key facts

• Patio door
• Metal roof
• Large corner lot

Tags

• LARGE CORNER LOT
• UPDATED BATHROOM
• PATIO DOOR
• SPIRAL STAIRCASE
• METAL ROOF
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.1% in Henrietta — 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 70/100 on livability (#379 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Henrietta ISD (rural): math 47% / reading 48% proficiency, ranked #219 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Henrietta El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 481 students, 53% FRL); Henrietta Middle (math 50% / reading 43%, grade D+, #443 of 1,662 statewide, top 28%, 226 students, 48% FRL); Henrietta H S (math 37% / reading 72%, grade C-, #379 of 1,632 statewide, top 26%, 287 students, 36% FRL).
• Market conditions: 76 active listings in the ZIP; 13 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 536 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $26k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 536 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.90% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.45%
• DSCR: 2.18
• GRM: 4.4

CMA / ARV

• ARV (median comp): $161,554
• List price: $69,000
• Delta: -57.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 E Crafton	0.41mi	3/1.0 (-1)	1,766 (+10%)	4mo	$129,000	$73	57
302 S Crockett	0.59mi	4/2.0	1,666 (+4%)	9mo	$248,000	$149	55
1110 E Ikard St	0.54mi	4/2.0	1,480 (-8%)	14mo	$145,000	$98	45
202 N Rogers St	0.59mi	4/1.0	1,456 (-10%)	19mo	$135,000	$93	41
501 S Main St	0.35mi	3/2.5 (-1)	1,843 (+14%)	16mo	$199,900	$108	36
604 W Gilbert St	0.58mi	3/1.0 (-1)	1,752 (+9%)	23mo	$105,000	$60	34
1503 E Crafton	0.72mi	3/2.0 (-1)	1,376 (-14%)	23mo	$179,500	$130	14

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: 20.4%
• Equity multiple: 1.83×
• Total profit: $16,044
• Equity at exit: $10,288

10-year hold

• IRR: 28.6%
• Equity multiple: 3.55×
• Total profit: $49,312
• Equity at exit: $5,966

Cash invested: $19,320 (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 76365

• Home prices YoY: -18.4%
• Active inventory: 76
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$222 /mo · $2,660/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $426

Break-even live

Break-even rent $775

Max offer price $69,000

Occupancy floor 63%

Sensitivity live

Price	-10% $465	-5% $445	+0% $426	+5% $406	+10% $387
Rent	-10% $322	-5% $374	+0% $426	+5% $478	+10% $530
Rate	-1.0pp $461	-0.5pp $443	base $426	+0.5pp $408	+1.0pp $390

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-23
   days on market $69,000 Active 536 DOM
2. 2026-06-21
   days on market $69,000 Active 535 DOM
3. 2026-06-19
   days on market $69,000 Active 533 DOM
4. 2026-06-18
   days on market $69,000 Active 532 DOM
5. 2026-06-17
   days on market $69,000 Active 531 DOM
6. 2026-06-16
   days on market $69,000 Active 530 DOM
7. 2026-06-15
   days on market $69,000 Active 529 DOM
8. 2026-06-14
   days on market $69,000 Active 527 DOM
9. 2026-06-13
   days on market $69,000 Active 526 DOM
10. 2026-06-10
    days on market $69,000 Active 524 DOM
11. 2026-06-09
    days on market $69,000 Active 523 DOM
12. 2026-06-08
    days on market $69,000 Active 522 DOM
13. 2026-06-07
    days on market $69,000 Active 521 DOM
14. 2026-06-05
    days on market $69,000 Active 518 DOM
15. 2026-06-03
    days on market $69,000 Active 517 DOM
16. 2026-06-02
    days on market $69,000 Active 516 DOM
17. 2026-06-01
    days on market $69,000 Active 515 DOM
18. 2026-05-31
    days on market $69,000 Active 514 DOM
19. 2026-05-30
    days on market $69,000 Active 513 DOM
20. 2026-03-02
    price $69,000 340-char remark

    Show marketing remark (340 chars)

    MOTIVATED SELLER!!! BELOW TAX VALUE!! This 4-bedroom home sits on a large corner lot. New flooring, fresh paint, updated bathroom. Master is downstairs and has a patio door to the backyard. Spiral staircase. Metal roof. Storm shelter. 3 car garage. Wood burning wood stove in living room. Being SOLD AS IS! Utilities will NOT be turned on!

21. 2025-08-07
    price $72,000 340-char remark

    Show marketing remark (340 chars)

    MOTIVATED SELLER!!! BELOW TAX VALUE!! This 4-bedroom home sits on a large corner lot. New flooring, fresh paint, updated bathroom. Master is downstairs and has a patio door to the backyard. Spiral staircase. Metal roof. Storm shelter. 3 car garage. Wood burning wood stove in living room. Being SOLD AS IS! Utilities will NOT be turned on!

22. 2025-07-29
    price $81,999 340-char remark

    Show marketing remark (340 chars)

    MOTIVATED SELLER!!! BELOW TAX VALUE!! This 4-bedroom home sits on a large corner lot. New flooring, fresh paint, updated bathroom. Master is downstairs and has a patio door to the backyard. Spiral staircase. Metal roof. Storm shelter. 3 car garage. Wood burning wood stove in living room. Being SOLD AS IS! Utilities will NOT be turned on!

23. 2025-06-26
    price $85,000 340-char remark

    Show marketing remark (340 chars)

    MOTIVATED SELLER!!! BELOW TAX VALUE!! This 4-bedroom home sits on a large corner lot. New flooring, fresh paint, updated bathroom. Master is downstairs and has a patio door to the backyard. Spiral staircase. Metal roof. Storm shelter. 3 car garage. Wood burning wood stove in living room. Being SOLD AS IS! Utilities will NOT be turned on!

24. 2025-01-02
    listed $95,000 Active 340-char remark

    Show marketing remark (340 chars)

    MOTIVATED SELLER!!! BELOW TAX VALUE!! This 4-bedroom home sits on a large corner lot. New flooring, fresh paint, updated bathroom. Master is downstairs and has a patio door to the backyard. Spiral staircase. Metal roof. Storm shelter. 3 car garage. Wood burning wood stove in living room. Being SOLD AS IS! Utilities will NOT be turned on!

25. 2023-11-06
    price $115,000
26. 2022-06-14
    soldstatus Closed
27. 2022-06-13
    soldstatus
28. 2022-05-27
    status Pending
29. 2022-05-05
    price $43,000
30. 2022-04-30
    price $49,000
31. 2022-04-13
    listed $59,900 Active
32. 2022-03-31
    historical
33. 2022-03-30
    price $67,000
34. 2022-03-14
    price $70,000
35. 2022-03-11
    price $85,000
36. 2022-03-08
    price $89,000
37. 2022-02-27
    listed $95,000 Active
38. 2022-02-23
    status Pending
39. 2022-02-17
    soldstatus Sold
40. 2022-01-23
    listed $26,555 Active

ⓘ 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: $2,660 · $222/mo
• Projected year-2 tax: $2,660 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,769
• − Mortgage interest: −$3,865
• − Property taxes: −$2,660
• − Insurance: −$345
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,007
• Taxable income: $4,368
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,062/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: Henrietta ISD
• NCES district ID: 4822980
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $49,029
• Composite: 40.62/100
• National rank: #3691
• State rank: #219 of 826 in TX

Livability — Henrietta

• Score: 70/100
• State rank: #379
• US rank: #7978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henrietta, TX
• Population (ZIP): 4,668

Population outlook (Clay County) Hauer SSP2

• Today (2025): 9,537 people
• By 2030: 9,042 · -5.2%
• By 2040: 8,090 · -15.2%
• By 2050: 7,255 · -23.9%
• By 2075: 5,834 · -38.8%
• By 2100: 4,491 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+79.7) · D 9.9% · R 89.5%
• 2008→2024 swing: -21.1pp toward R · 2008: -58.6pp · 2024: -79.7pp
• All cycles: 2024: R+79.7 2020: R+77.6 2016: R+76.6 2012: R+69.7 2008: R+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.62%
• Current HPI: 158.1207
• 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

+159.8% since first listed

21 events — show timeline

• 2026-03-02 Price Changed $69,000 WFAOR
• 2025-08-07 Price Changed $72,000 WFAOR
• 2025-07-29 Price Changed $81,999 WFAOR
• 2025-06-26 Price Changed $85,000 WFAOR
• 2025-01-02 Listed $95,000 WFAOR
• 2023-11-06 Price Changed $115,000 WFAOR
• 2022-06-14 Sold (MLS) — NTREIS
• 2022-06-13 Sold (Public Records) — Public Records
• 2022-05-27 Pending — NTREIS
• 2022-05-05 Price Changed $43,000 NTREIS
• 2022-04-30 Price Changed $49,000 NTREIS
• 2022-04-13 Listed $59,900 NTREIS
• 2022-03-31 Listing Removed — NTREIS
• 2022-03-30 Price Changed $67,000 NTREIS
• 2022-03-14 Price Changed $70,000 NTREIS
• 2022-03-11 Price Changed $85,000 NTREIS
• 2022-03-08 Price Changed $89,000 NTREIS
• 2022-02-27 Listed $95,000 NTREIS
• 2022-02-23 Pending — NTREIS
• 2022-02-17 Sold (MLS) — NTREIS
• 2022-01-23 Listed $26,555 NTREIS

Property tax history

+0.8%/yr

Latest (2025): $2,660 · +15.8% YoY. Source: county tax records.