417 Summitt St · Farmersville, TX 75442

$110,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 504 Days on market

Built 1956 0.41 ac lot $132/sqft · 48% below area Est $211k · 48% under ↓ 45% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

Key facts

• Corner location
• Easy access to 380
• Re-plat almost done

Tags

• CORNER LOCATION
• EASY ACCESS TO 380
• DOWNTOWN FARMERSVILLE
• NEW SURVEY
• RE-PLAT ALMOST DONE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.0% in Farmersville — 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 69/100 on livability (#425 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment D, amenities F.
• Farmersville ISD (town): math 38% / reading 47% proficiency, ranked #298 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 415 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 504 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $60k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1956 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 504 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 6.4

CMA / ARV

• ARV (median comp): $211,005
• List price: $110,000
• Delta: -47.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-613
• Equity at exit: $16,401

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $21,861
• Equity at exit: $9,511

Cash invested: $30,800 (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 75442

• Home prices YoY: -8.3%
• Active inventory: 415
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$577
• Tax from tax record: −$238 /mo · $2,862/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $269

Break-even live

Break-even rent $1,090

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Orange St Farmersville, TX	2.0	1.0	765	$1,595	$2.08	4d	1	0.28mi
605 Orange Ave Farmersville, TX	2.0	1.0	986	$1,500	$1.52	20d	1	0.33mi
605 Orange Ave Farmersville, TX	2.0	1.0	986	$1,500	$1.52	24d	1	0.33mi
121 Windom St Unit A Farmersville, TX	2.0	1.0	900	$1,750	$1.94	43d	1	0.61mi
121 Windom St Unit B Farmersville, TX	1.0	1.0	700	$875	$1.25	43d	1	0.61mi
300 S State Highway 78 #117 Farmersville, TX	2.0	1.0	780	$800	$1.03	24d	1	1.15mi
300 S State Highway 78 Unit 201 Farmersville, TX	1.0	1.0	600	$700	$1.17	24d	1	1.17mi
1009 Gaddy St Farmersville, TX	2.0	1.0	850	$1,104	$1.30	1d	5	1.25mi

Listing history 38 events

1. 2026-06-18
   days on market $110,000 Active 504 DOM
2. 2026-06-17
   days on market $110,000 Active 503 DOM
3. 2026-06-16
   days on market $110,000 Active 502 DOM
4. 2026-06-15
   days on market $110,000 Active 501 DOM
5. 2026-06-13
   days on market $110,000 Active 499 DOM
6. 2026-06-13
   days on market $110,000 Active 498 DOM
7. 2026-06-09
   days on market $110,000 Active 495 DOM
8. 2026-06-08
   days on market $110,000 Active 494 DOM
9. 2026-06-07
   days on market $110,000 Active 493 DOM
10. 2026-06-04
    days on market $110,000 Active 490 DOM
11. 2026-06-03
    days on market $110,000 Active 489 DOM
12. 2026-06-02
    days on market $110,000 Active 488 DOM
13. 2026-06-01
    days on market $110,000 Active 487 DOM
14. 2026-05-31
    days on market $110,000 Active 486 DOM
15. 2025-08-27
    price $110,000 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

16. 2025-08-07
    price $130,000 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

17. 2025-06-13
    price $135,000 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

18. 2025-05-31
    historical
19. 2025-05-12
    price $145,000

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

20. 2025-05-12
    price $145,000 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

21. 2025-04-22
    price $150,000

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

22. 2025-04-22
    price $150,000 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

23. 2025-03-19
    price $155,000

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

24. 2025-03-19
    price $155,000 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

25. 2025-03-06
    price $160,000

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

26. 2025-03-06
    price $160,000 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

27. 2025-02-19
    price $165,000

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

28. 2025-02-19
    price $165,000 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

29. 2025-01-30
    price $170,000

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

30. 2025-01-30
    listed $170,000 Active 600-char remark

    Show marketing remark (600 chars)

    Calling all investors and developers!! This is an Amazing opportunity to develop one large residential lot or build two SFR once the process to subdivide is finished prior to closing. This land is Within city limits offering city services with no acre restrictions or need for septic!! Ideal corner location with easy access to 380 and downtown Farmersville. The new survey is available and re-plat almost done! just waiting for the buyer to decide what they want to do. The current home has not been condemned but No showings inside will be permitted. Being sold as is. value is in the land mostly.

31. 2025-01-21
    price $180,000
32. 2025-01-06
    price $190,000
33. 2024-12-06
    listed $200,000 Active
34. 2023-07-27
    soldstatus
35. 2022-09-14
    soldstatus Closed
36. 2022-08-26
    status Pending
37. 2022-08-16
    price $175,000
38. 2022-06-23
    listed $199,900 Active

ⓘ 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: $2,862 · $238/mo
• Projected year-2 tax: $2,862 · $238/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,166
• − Mortgage interest: −$6,162
• − Property taxes: −$2,862
• − Insurance: −$550
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,200
• Taxable income: $1,646
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $2,832/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: Farmersville ISD
• NCES district ID: 4819080
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $56,626
• Composite: 37.17/100
• National rank: #4479
• State rank: #298 of 826 in TX

Livability — Farmersville

• Score: 69/100
• State rank: #425
• US rank: #8723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmersville, TX
• County: Collin County · 1,159,394 people
• City population: 10,805
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,805
• Household income: $95,250
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 105.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 13% Black 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.67%
• Current HPI: 304.6738
• 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

-45.0% since first listed

24 events — show timeline

• 2025-08-27 Price Changed $110,000 NTREIS
• 2025-08-07 Price Changed $130,000 NTREIS
• 2025-06-13 Price Changed $135,000 NTREIS
• 2025-05-31 Listing Removed — NTREIS
• 2025-05-12 Price Changed $145,000 NTREIS
• 2025-05-12 Price Changed $145,000 NTREIS
• 2025-04-22 Price Changed $150,000 NTREIS
• 2025-04-22 Price Changed $150,000 NTREIS
• 2025-03-19 Price Changed $155,000 NTREIS
• 2025-03-19 Price Changed $155,000 NTREIS
• 2025-03-06 Price Changed $160,000 NTREIS
• 2025-03-06 Price Changed $160,000 NTREIS
• 2025-02-19 Price Changed $165,000 NTREIS
• 2025-02-19 Price Changed $165,000 NTREIS
• 2025-01-30 Price Changed $170,000 NTREIS
• 2025-01-30 Listed $170,000 NTREIS
• 2025-01-21 Price Changed $180,000 NTREIS
• 2025-01-06 Price Changed $190,000 NTREIS
• 2024-12-06 Listed $200,000 NTREIS
• 2023-07-27 Sold (Public Records) — Public Records
• 2022-09-14 Sold (MLS) — NTREIS
• 2022-08-26 Pending — NTREIS
• 2022-08-16 Price Changed $175,000 NTREIS
• 2022-06-23 Listed $199,900 NTREIS

Property tax history

+5.7%/yr

Latest (2025): $2,862 · +2.0% YoY. Source: county tax records.