511 W Redwood · Campbell, TX 75422

$159,000

2 bd · 2.0 ba · 976 sqft · SingleFamily public records · 146 Days on market

Built 1960 0.28 ac lot $163/sqft · at area comps Est $157k · at est.

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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 +22.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• ARV discount +7.0/15.0
• 1% rule +5.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

Key facts

• Spacious yard
• New roof
• 0.28 acre lot

Tags

• NEW ROOF
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,460 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities F.
• Campbell ISD (rural): math 25% / reading 25% proficiency, ranked #1,060 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 53 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1960 — 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 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?
6. 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?
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: 1.07% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $157,261
• List price: $159,000
• Delta: 1.11%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 S Patterson St	0.43mi	3/2.0 (+1)	984 (+1%)	21mo	$199,995	$203	56

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 3.32×
• Total profit: $103,393
• Equity at exit: $143,240

10-year hold

• IRR: 25.6%
• Equity multiple: 7.54×
• Total profit: $291,301
• Equity at exit: $308,902

Cash invested: $44,520 (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 75422

• Home prices YoY: 26.5%
• Active inventory: 53
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $264

Break-even live

Break-even rent $1,364

Max offer price $159,000

Occupancy floor 79%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $159,000 Active 146 DOM
2. 2026-06-17
   days on market $159,000 Active 145 DOM
3. 2026-06-16
   days on market $159,000 Active 144 DOM
4. 2026-06-15
   days on market $159,000 Active 143 DOM
5. 2026-06-13
   days on market $159,000 Active 141 DOM
6. 2026-06-09
   days on market $159,000 Active 137 DOM
7. 2026-06-08
   days on market $159,000 Active 136 DOM
8. 2026-06-07
   days on market $159,000 Active 135 DOM
9. 2026-06-04
   days on market $159,000 Active 132 DOM
10. 2026-06-03
    days on market $159,000 Active 131 DOM
11. 2026-06-02
    days on market $159,000 Active 130 DOM
12. 2026-06-01
    days on market $159,000 Active 129 DOM
13. 2026-05-31
    days on market $159,000 Active 128 DOM
14. 2026-04-09
    price $159,000 1134-char remark

    Show marketing remark (1121 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

15. 2026-04-09
    price $159,000 1121-char remark

    Show marketing remark (1121 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

16. 2026-04-09
    price $159,000

    Show marketing remark (1121 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

17. 2026-02-19
    price $169,000 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

18. 2026-02-18
    price $169,000 1121-char remark

    Show marketing remark (1121 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

19. 2026-02-18
    price $169,000

    Show marketing remark (1121 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

20. 2026-01-23
    listed $179,999 Active 1121-char remark

    Show marketing remark (1134 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

21. 2026-01-23
    listed $179,999 Active

    Show marketing remark (1134 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

22. 2026-01-23
    listed $179,999 Active 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to this adorable and well-maintained 2 bedroom, 1 bath home in the heart of Campbell, Texas! Not far from Commerce or Greenville, this charming property has been lovingly cared for and has tons of potential. Inside, you’ll find a cozy yet open feel with updated finishes, a clean and inviting kitchen, and a comfortable living space that feels like home the moment you walk in. The home is move-in ready and has been thoughtfully maintained throughout. One of the standout features is the covered outdoor entertaining area, a true extension of the home. The owners enjoyed this space year-round, where they had outdoor furniture and a projector for movie nights, making it ideal for entertaining friends, relaxing in the evenings, or hosting family. Additional highlights include a new roof and a spacious yard. Whether you’re a first-time homebuyer looking for an affordable, charming place to call home or an investor seeking a great rental opportunity near area colleges, this property checks all the boxes. Cute, clean, and full of character, this Campbell gem is one you won’t want to miss!

23. 2021-12-01
    soldstatus Sold
24. 2021-12-01
    soldstatus
25. 2021-11-11
    status Pending
26. 2021-10-29
    historical Active Option Contract
27. 2021-10-27
    listed $144,900 Active
28. 2020-02-05
    soldstatus
29. 2020-01-24
    soldstatus Sold
30. 2020-01-13
    status Pending
31. 2020-01-07
    historical Active Option Contract
32. 2019-12-14
    listed $109,000 Active
33. 2019-11-22
    soldstatus Sold
34. 2019-11-22
    soldstatus
35. 2019-11-14
    status Pending
36. 2019-11-13
    price $50,000
37. 2019-09-10
    listed $54,500 Active
38. 2002-02-18
    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: $2,129 · $177/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$781/yr (+$65/mo · 36.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,369
• − Mortgage interest: −$8,906
• − Property taxes: −$2,129
• − Insurance: −$795
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,625
• Taxable income: $655
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $3,005/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: Campbell ISD
• NCES district ID: 4812660
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $49,828
• Composite: 25.08/100
• National rank: #12945
• State rank: #1060 of 1141 in TX

Livability — Campbell

• Score: 52/100
• State rank: #1460
• US rank: #25009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbell, TX
• Population (ZIP): 2,913

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Serbian 8% Slovak 3% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.84%
• Current HPI: 276.2063
• 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

+191.7% since first listed

25 events — show timeline

• 2026-04-09 Price Changed $159,000 NTREIS
• 2026-04-09 Price Changed $159,000 GTAR
• 2026-04-09 Price Changed $159,000 LAAR
• 2026-02-19 Price Changed $169,000 NTREIS
• 2026-02-18 Price Changed $169,000 GTAR
• 2026-02-18 Price Changed $169,000 LAAR
• 2026-01-23 Listed $179,999 GTAR
• 2026-01-23 Listed $179,999 LAAR
• 2026-01-23 Listed $179,999 NTREIS
• 2021-12-01 Sold (Public Records) — Public Records
• 2021-12-01 Sold (MLS) — NTREIS
• 2021-11-11 Pending — NTREIS
• 2021-10-29 Contingent — NTREIS
• 2021-10-27 Listed $144,900 NTREIS
• 2020-02-05 Sold (Public Records) — Public Records
• 2020-01-24 Sold (MLS) — NTREIS
• 2020-01-13 Pending — NTREIS
• 2020-01-07 Contingent — NTREIS
• 2019-12-14 Listed $109,000 NTREIS
• 2019-11-22 Sold (Public Records) — Public Records
• 2019-11-22 Sold (MLS) — NTREIS
• 2019-11-14 Pending — NTREIS
• 2019-11-13 Price Changed $50,000 NTREIS
• 2019-09-10 Listed $54,500 NTREIS
• 2002-02-18 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,129 · +5.0% YoY. Source: county tax records.