1203 Sewanee Dr · Marlin, TX 76661

$97,900

2 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 25 Days on market

Built 1950 6,229 sqft lot Est $67k · 47% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• Appreciation +7.1/10.0
• 1% rule +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Investor Special – Fix & Flip or Buy-and-Hold Opportunity! Built in the 1950's, this property offers timeless colonial-style curb appeal with a gabled roofline, symmetrical windows, and a centered entry that creates a classic, balanced exterior. The extended front patio provides a great space for outdoor seating or entertaining. Inside, you’ll find high ceilings that enhance the sense of space, along with a living room featuring a traditional mantle and a formal dining area that flows into the kitchen. The kitchen is equipped to accommodate either gas or electric appliances, offering flexibility for future upgrades. The home includes two well-sized bedrooms, each with clo

Key facts

• Extended front patio
• Symmetrical windows
• Centered entry

Tags

• COLONIAL STYLE CURB APPEAL
• GABLED ROOFLINE
• SYMMETRICAL WINDOWS
• CENTERED ENTRY
• EXTENDED FRONT PATIO
• HIGH CEILINGS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 1 covered parking space; 1-car garage; On-street and off-street parking available; Garage faces front
• Utilities: City water; City sewer; Electricity available; Individual gas meter; Individual water meter
• Home design: Single-family residence; One level; Residential property
• Construction: Built in 1950; Siding exterior; Pillar/post/pier foundation; Composition/shingle roof
• Exterior features: Covered front porch; Covered patio; Back yard chain link fence

Interior

• Kitchen: Pantry
• Bedrooms: Primary bedroom (level 1) with ensuite bath — approx. 12 x 12
• Flooring: Hardwood; Laminate; Linoleum; Varied/other
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fan(s) for cooling
• Interior features: Built-in features; Natural woodwork; Pantry; Vaulted ceiling(s); Plantation shutters
• Laundry & utility: Utility room; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.7% in Marlin — 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 59/100 on livability (#1,146 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Marlin ISD (town): math 21% / reading 22% proficiency, ranked #779 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marlin El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 474 students, 99% FRL) — zoned schools average 99% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 122 active listings in the ZIP; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($677 loan paydown + $4k appreciation (4.2% local appreciation)).
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,431 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $66,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Mistletoe Dr	0.12mi	2/1.0	1,250 (-6%)	21mo	$115,000	$92	67
729 Chilton St	0.46mi	2/1.0	1,367 (+3%)	16mo	$50,000	$37	61
234 Northridge Ln	0.41mi	3/2.0 (+1)	1,376 (+3%)	11mo	$68,900	$50	57
300 W Anders St	0.35mi	3/2.0 (+1)	1,392 (+4%)	21mo	$139,900	$101	50
214 Royal Dr	0.42mi	3/2.0 (+1)	1,266 (-5%)	17mo	$175,000	$138	49
703 Chilton St	0.54mi	3/2.0 (+1)	1,400 (+5%)	12mo	$44,000	$31	48
112 Shenandoah St	0.18mi	3/2.0 (+1)	1,482 (+11%)	21mo	$69,000	$47	46

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.12×
• Total profit: $30,763
• Equity at exit: $50,615

10-year hold

• IRR: 19.0%
• Equity multiple: 4.08×
• Total profit: $84,472
• Equity at exit: $83,576

Cash invested: $27,412 (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 76661

• Home prices YoY: 3.4%
• Active inventory: 122
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$513
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $200

Break-even live

Break-even rent $909

Max offer price $97,900

Occupancy floor 78%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $97,900 Active 25 DOM
2. 2026-06-17
   days on market $97,900 Active 24 DOM
3. 2026-06-16
   days on market $97,900 Active 23 DOM
4. 2026-06-15
   days on market $97,900 Active 22 DOM
5. 2026-06-14
   days on market $97,900 Active 20 DOM
6. 2026-06-13
   days on market $97,900 Active 19 DOM
7. 2026-06-10
   days on market $97,900 Active 17 DOM
8. 2026-06-09
   days on market $97,900 Active 16 DOM
9. 2026-06-08
   days on market $97,900 Active 15 DOM
10. 2026-06-07
    days on market $97,900 Active 14 DOM
11. 2026-06-03
    days on market $97,900 Active 10 DOM
12. 2026-06-02
    days on market $97,900 Active 9 DOM
13. 2026-06-01
    days on market $97,900 Active 8 DOM
14. 2026-05-31
    days on market $97,900 Active 7 DOM
15. 2026-05-30
    days on market $97,900 Active 6 DOM
16. 2026-05-24
    listed $97,900 Active
17. 2026-02-19
    historical
18. 2025-09-25
    status Active
19. 2025-09-15
    status Pending
20. 2025-06-02
    listed $89,900 Active
21. 2003-08-19
    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: $1,965 · $164/mo
• Projected year-2 tax: $1,965 · $164/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $13,941
• − Mortgage interest: −$5,484
• − Property taxes: −$1,965
• − Insurance: −$490
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,848
• Taxable income: $924
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,176/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: Marlin ISD
• NCES district ID: 4829130
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 22% ▲ 6.00%
• Median HH income: $29,255
• Composite: 17.18/100
• National rank: #9106
• State rank: #779 of 826 in TX

Livability — Marlin

• Score: 59/100
• State rank: #1146
• US rank: #20161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlin, TX
• Population (ZIP): 7,266

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 35% Hispanic / Latino 30% White 30% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.17%
• Current HPI: 126.9217
• 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

+8.9% since first listed

6 events — show timeline

• 2026-05-24 Listed $97,900 NTREIS
• 2026-02-19 Listing Removed — NTREIS
• 2025-09-25 Relisted — NTREIS
• 2025-09-15 Pending — NTREIS
• 2025-06-02 Listed $89,900 NTREIS
• 2003-08-19 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,965 · +11.7% YoY. Source: county tax records.