1057 Cr 888 · Reklaw, TX 75760

$147,000

4 bd · 2.5 ba · 2,128 sqft · SingleFamily · 4 Days on market

Built 2008 3.00 ac lot

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Why this score? — see what drove the C- 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 +18.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +5.9/10.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Embrace country life on 3 private acres—ideal for homesteading. This 2,128 sq ft home offers 4 bedrooms, 2.5 baths with a split-bedroom floor plan, two spacious living areas, and a cozy wood-burning fireplace. Relax on the covered front porch or enjoy the views from the back patio. Property features a fenced yard, chicken coop, duck pen, and a portable outbuilding—ready for small-scale farming or hobbies. Add your personal touch to this peaceful retreat. Schedule a tour today.

Key facts

• Covered front porch
• Fenced yard
• Duck pen

Tags

• SPLIT-BEDROOM FLOOR PLAN
• COZY WOOD-BURNING FIREPLACE
• COVERED FRONT PORCH
• FENCED YARD
• CHICKEN COOP
• DUCK PEN

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Private well water
• Home design: Residential single-family home
• Construction: Wood siding; Composition roof
• Exterior features: Fenced lot

Interior

• Kitchen: Microwave
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (4.4% below list).
• Recommended offer: $141k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,248 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Cushing ISD (rural): math 43% / reading 43% proficiency, ranked #302 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.4% local appreciation)).
• At projected returns (3.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $140,591 (4.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.72×
• Total profit: $29,732
• Equity at exit: $69,106

10-year hold

• IRR: 14.2%
• Equity multiple: 3.17×
• Total profit: $89,499
• Equity at exit: $108,900

Cash invested: $41,160 (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 75760

• Home prices YoY: 2.7%
• Active inventory: 19
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $145

Break-even live

Break-even rent $1,223

Max offer price $147,000

Occupancy floor 85%

Sensitivity live

Price	-10% $228	-5% $186	+0% $145	+5% $103	+10% $61
Rent	-10% $33	-5% $89	+0% $145	+5% $200	+10% $256
Rate	-1.0pp $219	-0.5pp $182	base $145	+0.5pp $106	+1.0pp $68

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-16
   status Pending 493-char remark
2. 2026-05-12
   listed $147,000 Active 493-char remark

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $2,690 · $224/mo
• Expected delta: +$1,082/yr (+$90/mo · 67.3%)

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

Taxation est. · year 1

• Rental income: $16,871
• − Mortgage interest: −$8,234
• − Property taxes: −$1,608
• − Insurance: −$735
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,276
• Taxable loss: −$682
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,898/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: Cushing ISD
• NCES district ID: 4816080
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $48,904
• Composite: 36.88/100
• National rank: #4548
• State rank: #302 of 826 in TX

Livability — Reklaw

• Score: 57/100
• State rank: #1248
• US rank: #21793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,114

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.36%
• Current HPI: 125.8646
• 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

2 events — show timeline

• 2026-05-16 Pending — Deep East Texas MLS
• 2026-05-12 Listed $147,000 Deep East Texas MLS

Property tax history

-1.8%/yr

Latest (2025): $1,608 · +10.7% YoY. Source: county tax records.