402 W Main St · Ladonia, TX 75449

$99,500

3 bd · 3.0 ba · 2,418 sqft · SingleFamily public records · 30 Days on market

Built 1910 0.33 ac lot $41/sqft · 52% 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
• Appreciation +3.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1910-era home offers timeless character and modern updates! Located in the heart of Ladonia, built in 1910, the property showcases original hardwood floors, doors, and unique antique details throughout—while offering the peace of mind of extensive upgrades. Major improvements include a durable metal roof (2018), double-insulated UV-blocking windows (2010), and a completely updated electrical system with new wiring and breaker box (2010). The home also features all new plumbing and sewer lines (2011). Inside, you’ll find a thoughtfully completed full remodel (2011) encompassing both upstairs and downstairs, including the kitchen, bathrooms, and added closet space—creating a functional layout that complements the home’s historic charm. Spacious living areas, multiple dining and living spaces, and an inviting upstairs retreat with outdoor access make this home ideal for comfortable living or entertaining. Situated on approximately a third of an acre, the property features a fully fenced yard and a barn in the back for additional storage, offering both space and functionality. Located just minutes from the future Lake Ralph Hall, Ladonia Fossil Park, and the Northeast Texas Trail, this property offers small-town charm with exciting nearby attractions. Please note: This home does require some repairs, which has been reflected in its pricing—offering an opportunity well below market value. Also, the gas dryer and beautiful, large wooden entryway piece are included with the house

Key facts

• Barn in the back
• Full remodel
• Fully fenced yard

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED ELECTRICAL SYSTEM
• NEW PLUMBING AND SEWER LINES
• FULL REMODEL
• FULLY FENCED YARD
• BARN IN THE BACK

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,507 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Fannindel ISD (rural): math 25% / reading 30% proficiency, ranked #1,057 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago 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 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
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: 1.51% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.96%
• DSCR: 1.84
• GRM: 5.5

CMA / ARV

• ARV (median comp): $206,141
• List price: $99,500
• Delta: -51.73%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 W Main St	0.00mi	3/2.0	2,418 (0%)	1mo	$99,500	$41	95
102 Bonham St	0.14mi	4/2.0 (+1)	2,367 (-2%)	23mo	$229,900	$97	62
215 Paris St	0.37mi	2/2.0 (-1)	2,118 (-12%)	5mo	$139,000	$66	49

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $11,967
• Equity at exit: $14,836

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $46,760
• Equity at exit: $8,603

Cash invested: $27,860 (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 75449

• Home prices YoY: -1.3%
• Active inventory: 34
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $440

Break-even live

Break-even rent $949

Max offer price $99,500

Occupancy floor 66%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-18
   status Pending 1541-char remark

   Show marketing remark (1541 chars)

   This 1910-era home offers timeless character and modern updates! Located in the heart of Ladonia, built in 1910, the property showcases original hardwood floors, doors, and unique antique details throughout—while offering the peace of mind of extensive upgrades. Major improvements include a durable metal roof (2018), double-insulated UV-blocking windows (2010), and a completely updated electrical system with new wiring and breaker box (2010). The home also features all new plumbing and sewer lines (2011). Inside, you’ll find a thoughtfully completed full remodel (2011) encompassing both upstairs and downstairs, including the kitchen, bathrooms, and added closet space—creating a functional layout that complements the home’s historic charm. Spacious living areas, multiple dining and living spaces, and an inviting upstairs retreat with outdoor access make this home ideal for comfortable living or entertaining. Situated on approximately a third of an acre, the property features a fully fenced yard and a barn in the back for additional storage, offering both space and functionality. Located just minutes from the future Lake Ralph Hall, Ladonia Fossil Park, and the Northeast Texas Trail, this property offers small-town charm with exciting nearby attractions. Please note: This home does require some repairs, which has been reflected in its pricing—offering an opportunity well below market value. Also, the gas dryer and beautiful, large wooden entryway piece are included with the house

2. 2026-05-07
   historical Active Option Contract 1541-char remark

   Show marketing remark (1541 chars)

   This 1910-era home offers timeless character and modern updates! Located in the heart of Ladonia, built in 1910, the property showcases original hardwood floors, doors, and unique antique details throughout—while offering the peace of mind of extensive upgrades. Major improvements include a durable metal roof (2018), double-insulated UV-blocking windows (2010), and a completely updated electrical system with new wiring and breaker box (2010). The home also features all new plumbing and sewer lines (2011). Inside, you’ll find a thoughtfully completed full remodel (2011) encompassing both upstairs and downstairs, including the kitchen, bathrooms, and added closet space—creating a functional layout that complements the home’s historic charm. Spacious living areas, multiple dining and living spaces, and an inviting upstairs retreat with outdoor access make this home ideal for comfortable living or entertaining. Situated on approximately a third of an acre, the property features a fully fenced yard and a barn in the back for additional storage, offering both space and functionality. Located just minutes from the future Lake Ralph Hall, Ladonia Fossil Park, and the Northeast Texas Trail, this property offers small-town charm with exciting nearby attractions. Please note: This home does require some repairs, which has been reflected in its pricing—offering an opportunity well below market value. Also, the gas dryer and beautiful, large wooden entryway piece are included with the house

3. 2026-04-18
   listed $99,500 Active 1541-char remark

   Show marketing remark (1541 chars)

   This 1910-era home offers timeless character and modern updates! Located in the heart of Ladonia, built in 1910, the property showcases original hardwood floors, doors, and unique antique details throughout—while offering the peace of mind of extensive upgrades. Major improvements include a durable metal roof (2018), double-insulated UV-blocking windows (2010), and a completely updated electrical system with new wiring and breaker box (2010). The home also features all new plumbing and sewer lines (2011). Inside, you’ll find a thoughtfully completed full remodel (2011) encompassing both upstairs and downstairs, including the kitchen, bathrooms, and added closet space—creating a functional layout that complements the home’s historic charm. Spacious living areas, multiple dining and living spaces, and an inviting upstairs retreat with outdoor access make this home ideal for comfortable living or entertaining. Situated on approximately a third of an acre, the property features a fully fenced yard and a barn in the back for additional storage, offering both space and functionality. Located just minutes from the future Lake Ralph Hall, Ladonia Fossil Park, and the Northeast Texas Trail, this property offers small-town charm with exciting nearby attractions. Please note: This home does require some repairs, which has been reflected in its pricing—offering an opportunity well below market value. Also, the gas dryer and beautiful, large wooden entryway piece are included with the house

4. 2024-01-14
   listed $149,000 Active
5. 2024-01-12
   historical
6. 2023-08-21
   price $149,000
7. 2023-08-13
   price $155,000
8. 2023-03-15
   price $175,400
9. 2023-02-21
   price $180,400
10. 2023-02-18
    listed $180,800 Active
11. 2011-05-20
    soldstatus Closed
12. 2011-03-14
    status Pending
13. 2011-03-14
    price $20,000
14. 2011-02-19
    historical
15. 2011-01-20
    listed $35,000 Active
16. 2010-11-09
    status Pending
17. 2010-09-10
    listed $35,000 Active
18. 2008-08-04
    soldstatus
19. 2008-07-31
    soldstatus
20. 2008-05-18
    historical
21. 2008-04-21
    listed $85,000
22. 2003-10-15
    historical
23. 2003-07-11
    listed $23,000

ⓘ 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: $2,237 · $186/mo
• Projected year-2 tax: $2,237 · $186/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $18,072
• − Mortgage interest: −$5,574
• − Property taxes: −$2,237
• − Insurance: −$498
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$2,895
• Taxable income: $3,978
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,326/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: Fannindel ISD
• NCES district ID: 4819050
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $34,661
• Composite: 25.59/100
• National rank: #12831
• State rank: #1057 of 1141 in TX

Livability — Ladonia

• Score: 49/100
• State rank: #1507
• US rank: #25780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladonia, TX
• City population: 1,000
• Population (ZIP): 1,000

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Iranian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.28%
• Current HPI: 249.4338
• 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

+332.6% since first listed

23 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-04-18 Listed $99,500 NTREIS
• 2024-01-14 Listed $149,000 NTREIS
• 2024-01-12 Listing Removed — NTREIS
• 2023-08-21 Price Changed $149,000 NTREIS
• 2023-08-13 Price Changed $155,000 NTREIS
• 2023-03-15 Price Changed $175,400 NTREIS
• 2023-02-21 Price Changed $180,400 NTREIS
• 2023-02-18 Listed $180,800 NTREIS
• 2011-05-20 Sold (MLS) — NTREIS
• 2011-03-14 Pending — NTREIS
• 2011-03-14 Price Changed $20,000 NTREIS
• 2011-02-19 Listing Removed — NTREIS
• 2011-01-20 Listed $35,000 NTREIS
• 2010-11-09 Pending — NTREIS
• 2010-09-10 Listed $35,000 NTREIS
• 2008-08-04 Sold (Public Records) — Public Records
• 2008-07-31 Sold (MLS) — NTREIS
• 2008-05-18 Listing Removed — NTREIS
• 2008-04-21 Listed $85,000 NTREIS
• 2003-10-15 Listing Removed — NTREIS
• 2003-07-11 Listed $23,000 NTREIS

Property tax history

+0.4%/yr

Latest (2025): $2,237 · -20.5% YoY. Source: county tax records.