204 Houston · Lone Star, TX 75668

$49,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 57 Days on market

Built 1950 10,454 sqft lot $69/sqft · 31% below area Est $73k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

East Texas Home For Sale Cute Cottage in Lone Star Texas on . 24 acre lot. Perfect for a rental or single family home. Charming Cottage in Lone Star This delightful 2-bedroom, 1-bath home is perfectly nestled on a generous 0.24-acre corner lot in the heart of Lone Star, Texas. Its quaint size makes it an ideal choice for those seeking a cozy retreat with all the comforts of town living. The cottage’s inviting atmosphere immediately welcomes you, offering a peaceful and comfortable setting that feels like home from the moment you arrive. Prime Location Near the Lake One of the standout features of this property is its enviable location just across the highway from the lake. This proxi

Key facts

• 0.24-acre property
• 0.24 acre lot
• Built 1950

Tags

• 0.24-ACRE PROPERTY
• CITY SEWER AND WATER SERVICES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Exterior features: Corner lot; Lot size about 0.24 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Electric water heater; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($807 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#786 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Daingerfield-Lone Star ISD (town): math 24% / reading 32% proficiency, ranked #679 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Morris County population projected at -19% 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.47%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (median comp): $72,660
• List price: $49,900
• Delta: -31.32%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 1.83×
• Total profit: $11,545
• Equity at exit: $7,440

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $35,339
• Equity at exit: $4,314

Cash invested: $13,972 (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 75668

• Home prices YoY: -4.5%
• Active inventory: 30
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $308

Break-even live

Break-even rent $417

Max offer price $49,900

Occupancy floor 57%

Sensitivity live

Price	-10% $336	-5% $322	+0% $308	+5% $294	+10% $280
Rent	-10% $244	-5% $276	+0% $308	+5% $340	+10% $372
Rate	-1.0pp $333	-0.5pp $321	base $308	+0.5pp $295	+1.0pp $282

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,900 Active 57 DOM
2. 2026-06-18
   days on market $49,900 Active 56 DOM
3. 2026-06-17
   days on market $49,900 Active 55 DOM
4. 2026-06-16
   days on market $49,900 Active 54 DOM
5. 2026-06-15
   days on market $49,900 Active 53 DOM
6. 2026-06-14
   days on market $49,900 Active 51 DOM
7. 2026-06-12
   days on market $49,900 Active 50 DOM
8. 2026-06-09
   days on market $49,900 Active 47 DOM
9. 2026-06-08
   days on market $49,900 Active 46 DOM
10. 2026-06-07
    days on market $49,900 Active 45 DOM
11. 2026-06-07
    days on market $49,900 Active 44 DOM
12. 2026-06-02
    days on market $49,900 Active 40 DOM
13. 2026-06-01
    days on market $49,900 Active 39 DOM
14. 2026-05-31
    days on market $49,900 Active 38 DOM
15. 2026-05-30
    days on market $49,900 Active 37 DOM
16. 2026-04-23
    listed $49,900 Active 1017-char remark
17. 1971-02-17
    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: $561 · $47/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$352/yr (+$29/mo · 62.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 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: $9,683
• − Mortgage interest: −$2,795
• − Property taxes: −$561
• − Insurance: −$250
• − Repairs & maintenance: −$775
• − Management: −$775
• − Depreciation: −$1,452
• Taxable income: $3,076
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $2,960/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: Daingerfield-Lone Star ISD
• NCES district ID: 4816180
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $39,097
• Composite: 23.48/100
• National rank: #7877
• State rank: #679 of 826 in TX

Livability — Lone Star

• Score: 64/100
• State rank: #786
• US rank: #14389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lone Star, TX
• Population (ZIP): 2,409

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 24% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.64%
• Current HPI: 77.1143
• 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

2 events — show timeline

• 2026-04-23 Listed $49,900 LAAR
• 1971-02-17 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $561 · +8.8% YoY. Source: county tax records.