202 E Kidd · Iredell, TX 76649

$59,900

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 38 Days on market

Built 1945 0.83 ac lot $44/sqft · 62% below area

---

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 +6.2/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Investment Opportunity!!!!This 3 bedroom, 2 bathroom fixer upper in the heart of Iredell will make a perfect opportunity for you to own your own home and make it how you want, or to fix up to resell!! Sits on 0.82 acre lot, small shop with awning. No available survey, it is buyers responsibility to get survey. Don't miss out!

Key facts

• 0.82 acre lot
• 0.83 acre lot
• Parking

Tags

• 0.82 ACRE LOT
• SMALL SHOP WITH AWNING

Property features AI

Finance

• Other: Lot is about 0.83 acres; Parcel/parcel identifier R10263; Few trees; will not subdivide
• Financial info: Listing marketed for cash; Listing is Active Under Contract
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 covered space)
• Utilities: City water; No municipal utility district
• Home design: Single family residence; Residential property; One story; Originally built in 1945; Not attached to another property
• Construction: Metal roof; Siding exterior; Pillar/post/pier foundation
• Exterior features: Few trees on the lot; Exterior storage

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Living area approximately 1365; Living room; Dining area; Other interior features
• Laundry & utility: Storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,391 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D+, schools D-, crime F.
• Iredell ISD (rural): math 40% / reading 30% proficiency, ranked #913 of 1,141 in TX (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 15 units permitted in Bosque County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $1k appreciation (2.3% local appreciation)).
• Bosque County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1945 — 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 D-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. 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?
6. 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.
7. 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.
8. 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: 1.98% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.01%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $158,317
• List price: $59,900
• Delta: -62.16%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 3.27×
• Total profit: $38,114
• Equity at exit: $24,727

10-year hold

• IRR: 42.2%
• Equity multiple: 6.50×
• Total profit: $92,193
• Equity at exit: $36,474

Cash invested: $16,772 (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 76649

• Home prices YoY: 2.3%
• Active inventory: 50
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $517

Break-even live

Break-even rent $532

Max offer price $59,900

Occupancy floor 51%

Sensitivity live

Price	-10% $551	-5% $534	+0% $517	+5% $500	+10% $483
Rent	-10% $424	-5% $470	+0% $517	+5% $564	+10% $611
Rate	-1.0pp $548	-0.5pp $533	base $517	+0.5pp $502	+1.0pp $486

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-14
   status $59,900 Pending 38 DOM
2. 2026-06-13
   days on market $59,900 Active Option Contract 38 DOM
3. 2026-06-12
   days on market $59,900 Active Option Contract 37 DOM
4. 2026-06-10
   days on market $59,900 Active Option Contract 34 DOM
5. 2026-06-09
   status $59,900 Active Option Contract 33 DOM
6. 2026-06-08
   days on market $59,900 Active 33 DOM
7. 2026-06-08
   days on market $59,900 Active 32 DOM
8. 2026-06-05
   days on market $59,900 Active 30 DOM
9. 2026-06-03
   days on market $59,900 Active 28 DOM
10. 2026-06-02
    days on market $59,900 Active 27 DOM
11. 2026-06-01
    days on market $59,900 Active 26 DOM
12. 2026-05-31
    days on market $59,900 Active 25 DOM
13. 2026-05-06
    listed $59,900 Active 333-char remark
14. 1991-02-20
    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: $975 · $81/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$121/yr (+$10/mo · 12.4%)

ⓘ 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 ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,244
• − Mortgage interest: −$3,355
• − Property taxes: −$975
• − Insurance: −$300
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$1,743
• Taxable income: $5,592
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $4,866/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: Iredell ISD
• NCES district ID: 4824360
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $40,242
• Composite: 32.07/100
• National rank: #10995
• State rank: #913 of 1141 in TX

Livability — Iredell

• Score: 54/100
• State rank: #1391
• US rank: #23838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iredell, TX
• Population (ZIP): 919

Population outlook (Bosque County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 16,953 · -2.6%
• By 2040: 16,014 · -8.0%
• By 2050: 15,116 · -13.2%
• By 2075: 13,468 · -22.6%
• By 2100: 11,147 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 2% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Bosque

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.3%
• 2008→2024 swing: -15.5pp toward R · 2008: -51.9pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+64.7 2016: R+64.7 2012: R+61.4 2008: R+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.34%
• Current HPI: 104.8949
• 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

4 events — show timeline

• 2026-06-13 Pending — NTREIS
• 2026-06-08 Contingent — NTREIS
• 2026-05-06 Listed $59,900 NTREIS
• 1991-02-20 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $975 · +0.3% YoY. Source: county tax records.