419 County Road SE 4430 · Winnsboro, TX 75480

$359,000

3 bd · 1.0 ba · 2,096 sqft · SingleFamily public records · 127 Days on market

Built 1990 1.92 ac lot $171/sqft · 6% below area Est $384k · 6% under ↓ 9% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +10.4/15.0
• Appreciation +7.6/10.0
• Cash flow +7.0/30.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.2/10.0

Listing remarks MLS

This could be the one you have been looking for...check out this 3 bedroom, 2 bath and 2 car carport Satterwhite log home on almost 2 acres between Mt. Vernon and Winnsboro and minutes from beautiful Lake Cypress Springs. The family room includes vaulted ceiling and large stone fireplace with gas logs. Real log siding throughout. The kitchen features an electric stove and cooktop, dishwasher and microwave. Large master bedroom suite with jetted garden tub and separate shower, two walk-in closets and double sinks. The additional bedrooms are both 12x12 so plenty of room for all your stuff. There is a large utility room and a sunroom across the entire back of the house. Worried about power outages?...Don't...this home includes a propane generator and propane logs for the fireplace. It also has an attic fan for fresh air on those mild spring and fall days and nights. For extra storage, there is an additional 12x24 storage building with covered outside storage on the back. Whether you are looking for your permanent home or weekend getaway, make the call and schedule your private showing today.

Key facts

• Satterwhite log home
• Walk-in closets
• Sunroom

Tags

• SATTERWHITE LOG HOME
• LARGE STONE FIREPLACE
• JETTED GARDEN TUB
• SEPARATE SHOWER
• WALK-IN CLOSETS
• SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-531 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (35.5% below list).
• Recommended offer: $231k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.8% in Winnsboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Mount Vernon ISD (town): math 49% / reading 43% proficiency, ranked #251 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $18k appreciation (5.1% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $231,471 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 12.9

CMA / ARV

• ARV (median comp): $383,676
• List price: $359,000
• Delta: -6.43%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.51×
• Total profit: $51,472
• Equity at exit: $206,199

10-year hold

• IRR: 9.8%
• Equity multiple: 2.83×
• Total profit: $183,644
• Equity at exit: $358,172

Cash invested: $100,520 (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 75480

• Home prices YoY: 2.2%
• Active inventory: 96
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,315 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$327 /mo · $3,930/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-531

Break-even live

Break-even rent $2,987

Max offer price $265,182

Occupancy floor —

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $359,000 Active 127 DOM
2. 2026-06-18
   days on market $359,000 Active 126 DOM
3. 2026-06-17
   days on market $359,000 Active 125 DOM
4. 2026-06-16
   days on market $359,000 Active 124 DOM
5. 2026-06-15
   days on market $359,000 Active 123 DOM
6. 2026-06-14
   days on market $359,000 Active 121 DOM
7. 2026-06-12
   days on market $359,000 Active 120 DOM
8. 2026-06-09
   days on market $359,000 Active 117 DOM
9. 2026-06-08
   days on market $359,000 Active 116 DOM
10. 2026-06-07
    days on market $359,000 Active 115 DOM
11. 2026-06-05
    days on market $359,000 Active 113 DOM
12. 2026-06-02
    days on market $359,000 Active 110 DOM
13. 2026-06-01
    days on market $359,000 Active 109 DOM
14. 2026-05-31
    days on market $359,000 Active 108 DOM
15. 2026-05-30
    days on market $359,000 Active 107 DOM
16. 2026-04-08
    price $359,000 1106-char remark

    Show marketing remark (1129 chars)

    This could be the one you have been looking for. .. check out this 3 bedroom, 2 bath and 2 car carport Satterwhite log home on almost 2 acres between Mt. Vernon and Winnsboro and minutes from beautiful Lake Cypress Springs. The family room includes vaulted ceiling and large stone fireplace with gas logs. Real log siding throughout. The kitchen features an electric stove and cooktop, dishwasher and microwave. Large master bedroom suite with jetted garden tub and separate shower, two walk-in closets and double sinks. The additional bedrooms are both 12x12 so plenty of room for all your "stuff". There is a large utility room and a sunroom across the entire back of the house. Worried about power outages?. .. Don't. .. this home includes a propane generator and propane logs for the fireplace. It also has an attic fan for fresh air on those mild spring and fall days and nights. For extra storage, there is an additional 12x24 storage building/shop with covered outside storage on the back. Whether you are looking for your permanent home or weekend getaway, make the call and schedule your private showing today.

17. 2026-04-08
    price $359,000 1129-char remark

    Show marketing remark (1129 chars)

    This could be the one you have been looking for. .. check out this 3 bedroom, 2 bath and 2 car carport Satterwhite log home on almost 2 acres between Mt. Vernon and Winnsboro and minutes from beautiful Lake Cypress Springs. The family room includes vaulted ceiling and large stone fireplace with gas logs. Real log siding throughout. The kitchen features an electric stove and cooktop, dishwasher and microwave. Large master bedroom suite with jetted garden tub and separate shower, two walk-in closets and double sinks. The additional bedrooms are both 12x12 so plenty of room for all your "stuff". There is a large utility room and a sunroom across the entire back of the house. Worried about power outages?. .. Don't. .. this home includes a propane generator and propane logs for the fireplace. It also has an attic fan for fresh air on those mild spring and fall days and nights. For extra storage, there is an additional 12x24 storage building/shop with covered outside storage on the back. Whether you are looking for your permanent home or weekend getaway, make the call and schedule your private showing today.

18. 2026-02-12
    listed $395,000 Active 1129-char remark

    Show marketing remark (1129 chars)

    This could be the one you have been looking for. .. check out this 3 bedroom, 2 bath and 2 car carport Satterwhite log home on almost 2 acres between Mt. Vernon and Winnsboro and minutes from beautiful Lake Cypress Springs. The family room includes vaulted ceiling and large stone fireplace with gas logs. Real log siding throughout. The kitchen features an electric stove and cooktop, dishwasher and microwave. Large master bedroom suite with jetted garden tub and separate shower, two walk-in closets and double sinks. The additional bedrooms are both 12x12 so plenty of room for all your "stuff". There is a large utility room and a sunroom across the entire back of the house. Worried about power outages?. .. Don't. .. this home includes a propane generator and propane logs for the fireplace. It also has an attic fan for fresh air on those mild spring and fall days and nights. For extra storage, there is an additional 12x24 storage building/shop with covered outside storage on the back. Whether you are looking for your permanent home or weekend getaway, make the call and schedule your private showing today.

19. 2026-02-10
    listed $395,000 Active 1106-char remark

    Show marketing remark (1106 chars)

    This could be the one you have been looking for...check out this 3 bedroom, 2 bath and 2 car carport Satterwhite log home on almost 2 acres between Mt. Vernon and Winnsboro and minutes from beautiful Lake Cypress Springs. The family room includes vaulted ceiling and large stone fireplace with gas logs. Real log siding throughout. The kitchen features an electric stove and cooktop, dishwasher and microwave. Large master bedroom suite with jetted garden tub and separate shower, two walk-in closets and double sinks. The additional bedrooms are both 12x12 so plenty of room for all your stuff. There is a large utility room and a sunroom across the entire back of the house. Worried about power outages?...Don't...this home includes a propane generator and propane logs for the fireplace. It also has an attic fan for fresh air on those mild spring and fall days and nights. For extra storage, there is an additional 12x24 storage building with covered outside storage on the back. Whether you are looking for your permanent home or weekend getaway, make the call and schedule your private showing today.

20. 2006-09-29
    soldstatus
21. 1989-11-07
    soldstatus
22. 1987-06-09
    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: $3,930 · $327/mo
• Projected year-2 tax: $6,570 · $547/mo
• Expected delta: +$2,640/yr (+$220/mo · 67.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,777
• − Mortgage interest: −$20,110
• − Property taxes: −$3,930
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$10,444
• Taxable loss: −$12,946
• Est. tax savings @ 24.0%: +$3,107
• After-tax cash flow: $-3,266/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: Mount Vernon ISD
• NCES district ID: 4831770
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $46,788
• Composite: 39.19/100
• National rank: #4021
• State rank: #251 of 826 in TX

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,787

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 10,621 people
• By 2030: 10,648 · +0.3%
• By 2040: 10,629 · +0.1%
• By 2050: 10,486 · -1.3%
• By 2075: 10,038 · -5.5%
• By 2100: 8,816 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 16% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 8% German 7% Romanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -16.5pp toward R · 2008: -52.5pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.0 2016: R+67.0 2012: R+63.4 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 234.5679
• 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

-9.1% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $359,000 NTREIS
• 2026-04-08 Price Changed $359,000 GTAR
• 2026-02-12 Listed $395,000 GTAR
• 2026-02-10 Listed $395,000 NTREIS
• 2006-09-29 Sold (Public Records) — Public Records
• 1989-11-07 Sold (Public Records) — Public Records
• 1987-06-09 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,930 · +3.1% YoY. Source: county tax records.