405 N Virginia St · Terrell, TX 75160

$75,000

2 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 14 Days on market

Built 1908 6,882 sqft lot ↓ 42% since listing

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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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALL FOR INVESTORS - BUYER AGENT VERIFY ALL THE INFORMATION

Key facts

• Convenient access
• Fully fenced lot
• Prime location

Tags

• FULLY FENCED LOT
• PRIME LOCATION
• COMPLETE KITCHEN
• DOWNTOWN TERRELL DISTRICT
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Listing is for sale and marked Active; Possession at closing/funding; Standard listing conditions; Photos available (1)
• Financial info: Accepts cash and other non-specified terms; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: Shared driveway
• Utilities: City water; City sewer; Not within a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1908
• Exterior features: Lot is less than 0.5 acre (approximately 0.158 acres); Property is subdivided; Directions available to property

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Paneling throughout; One living area; One dining area; Total of 2 rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.1% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, schools F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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: property tax is 4.1% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $75,000

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.86% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $192,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 E High St	0.41mi	2/1.0	1,056 (-1%)	7mo	$149,900	$142	74
909 E High St	0.45mi	3/1.0 (+1)	1,044 (-2%)	2mo	$145,000	$139	69
1000 E Brin St	0.45mi	2/1.0	1,014 (-5%)	2mo	$125,000	$123	69
626 N Adelaide St	0.27mi	3/2.0 (+1)	1,001 (-6%)	6mo	$210,000	$210	63
608 W High St	0.49mi	2/1.0	1,001 (-6%)	6mo	$185,000	$185	62
307 E Mccoulskey St	0.65mi	3/1.5 (+1)	1,100 (+3%)	3mo	$199,000	$181	55
503 E State St	0.34mi	3/1.0 (+1)	951 (-11%)	10mo	$75,000	$79	53
904 N Virginia St	0.57mi	3/2.0 (+1)	1,140 (+7%)	1mo	$184,900	$162	52
708 E Brin St	0.34mi	3/2.0 (+1)	1,200 (+13%)	10mo	$249,900	$208	46
201 Pecan St	0.62mi	2/1.0	1,215 (+14%)	5mo	$229,900	$189	43
916 N Virginia St	0.62mi	3/2.0 (+1)	1,176 (+10%)	7mo	$239,500	$204	39
401 Lawrence Ave	0.71mi	2/2.0	938 (-12%)	7mo	$119,900	$128	37

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $14,949
• Equity at exit: $11,183

10-year hold

• IRR: 26.1%
• Equity multiple: 3.30×
• Total profit: $48,246
• Equity at exit: $6,485

Cash invested: $21,000 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 375
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$393
• Tax from tax record: −$254 /mo · $3,045/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $424

Break-even live

Break-even rent $859

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $466	-5% $445	+0% $424	+5% $402	+10% $381
Rent	-10% $313	-5% $369	+0% $424	+5% $479	+10% $534
Rate	-1.0pp $461	-0.5pp $443	base $424	+0.5pp $404	+1.0pp $384

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Brin St Terrell, TX	2.0	2.0	1472	$1,500	$1.02	18d	1	0.01mi
201 E Brin St Unit 3 Terrell, TX	1.0	1.0	786	$850	$1.08	14d	1	0.03mi
904 N Frances St Unit A Terrell, TX	2.0	1.0	732	$1,350	$1.84	12d	1	0.31mi
204 Pacific Ave Terrell, TX	2.0	1.0	714	$1,350	$1.89	11d	1	0.56mi
920 N Virginia St Terrell, TX	2.0	1.0	924	$1,650	$1.79	18d	1	0.63mi
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	45d	1	0.94mi
102 Rock Creek Ln Terrell, TX	3.0	2.0	1262	$1,850	$1.47	25d	1	1.01mi
510 Frazier St Terrell, TX	3.0	1.0	840	$1,285	$1.53	45d	1	1.02mi
514 Frazier St Terrell, TX	2.0	1.0	850	$1,300	$1.53	45d	1	1.04mi
400 Oak Dr Unit 2D Terrell, TX	2.0	1.0	910	$950	$1.04	18d	1	1.07mi
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,140	$1.12	0d	1	1.10mi
114 Brushy Creek Ln Terrell, TX	3.0	2.0	1357	$1,695	$1.25	8d	1	1.12mi
1210 S Frances St Terrell, TX	3.0	2.0	1204	$1,700	$1.41	45d	1	1.26mi
1300 S Adelaide St Terrell, TX	1.0–4.0	1.0–2.0	785	$1,233	$1.57	0d	9	1.33mi
301 Charles Ln Terrell, TX	3.0	1.0	1008	$1,600	$1.59	18d	1	1.37mi
115 Charles Ln Terrell, TX	3.0	1.0	986	$1,300	$1.32	45d	1	1.39mi
1451 Colquitt Rd Terrell, TX	1.0–2.0	1.0–2.0	925	$1,295	$1.40	0d	1	1.41mi

Listing history 10 events

1. 2026-06-16
   days on market $75,000 Active 14 DOM
2. 2026-06-15
   days on market $75,000 Active 13 DOM
3. 2026-06-13
   days on market $75,000 Active 11 DOM
4. 2026-06-13
   days on market $75,000 Active 10 DOM
5. 2026-06-09
   days on market $75,000 Active 7 DOM
6. 2026-06-08
   days on market $75,000 Active 6 DOM
7. 2026-06-07
   days on market $75,000 Active 5 DOM
8. 2026-06-04
   days on market $75,000 Active 2 DOM
9. 2026-06-02
   remarks 699-char remark
10. 2026-06-02
    listed $75,000 Active 1 DOM

ⓘ 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: $3,045 · $254/mo
• Projected year-2 tax: $3,045 · $254/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,738
• − Mortgage interest: −$4,201
• − Property taxes: −$3,045
• − Insurance: −$375
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,182
• Taxable income: $4,257
• Est. tax owed @ 24.0%: −$1,022
• 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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

-42.3% since first listed

8 events — show timeline

• 2026-06-02 Listed $75,000 NTREIS
• 2022-04-18 Sold (Public Records) — Public Records
• 2022-04-14 Sold (MLS) — NTREIS
• 2022-03-23 Pending — NTREIS
• 2022-03-08 Price Changed $125,000 NTREIS
• 2021-12-18 Listed $130,000 NTREIS
• 2021-03-15 Sold (Public Records) — Public Records
• 2002-07-03 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,045 · +14.4% YoY. Source: county tax records.