1803 Rosborough Springs Rd · Marshall, TX 75670

$65,900

2 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 442 Days on market

Built 1945 0.46 ac lot $54/sqft · 47% below area Est $125k · 47% under ↓ 6% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This is a great property, a diamond in the rough, for a 1st time homebuyer or investor that does not mind putting in a little TLC to make this their home. Sitting on a very nice size lot. Could be a 2 or 3 bedroom. There are 2 living areas one with a closet.

Key facts

• 0.46 acre lot
• Built 1945
• Listed 441 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — 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: 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 32% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.78%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $125,467
• List price: $65,900
• Delta: -47.48%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Saint Francis St	0.60mi	2/1.5	1,287 (+5%)	20mo	$130,000	$101	46
1306 Mobile St	0.69mi	3/1.0 (+1)	1,384 (+13%)	6mo	$179,500	$130	36
1805 Brook St	0.55mi	3/1.5 (+1)	1,056 (-14%)	20mo	$84,000	$80	28

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $12,355
• Equity at exit: $9,826

10-year hold

• IRR: 25.2%
• Equity multiple: 3.20×
• Total profit: $40,577
• Equity at exit: $5,698

Cash invested: $18,452 (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 75670

• Home prices YoY: -33.8%
• Active inventory: 143
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $361

Break-even live

Break-even rent $660

Max offer price $65,900

Occupancy floor 63%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Elm St Marshall, TX	3.0	1.0	1439	$1,662	$1.15	43d	1	0.94mi
1509 Martin Luther King Jr. Blvd Marshall, TX	2.0–3.0	1.0–2.0	1306	$958	$0.73	43d	8	1.09mi

Listing history 20 events

1. 2026-06-19
   days on market $65,900 Active 442 DOM
2. 2026-06-18
   days on market $65,900 Active 441 DOM
3. 2026-06-17
   days on market $65,900 Active 440 DOM
4. 2026-06-16
   days on market $65,900 Active 439 DOM
5. 2026-06-15
   days on market $65,900 Active 438 DOM
6. 2026-06-14
   days on market $65,900 Active 436 DOM
7. 2026-06-13
   days on market $65,900 Active 435 DOM
8. 2026-06-10
   days on market $65,900 Active 433 DOM
9. 2026-06-09
   days on market $65,900 Active 432 DOM
10. 2026-06-08
    days on market $65,900 Active 431 DOM
11. 2026-06-07
    days on market $65,900 Active 430 DOM
12. 2026-06-02
    days on market $65,900 Active 425 DOM
13. 2026-06-01
    days on market $65,900 Active 424 DOM
14. 2026-05-31
    days on market $65,900 Active 423 DOM
15. 2026-05-30
    days on market $65,900 Active 422 DOM
16. 2025-05-27
    price $65,900 258-char remark

    Show marketing remark (258 chars)

    This is a great property, a diamond in the rough, for a 1st time homebuyer or investor that does not mind putting in a little TLC to make this their home. Sitting on a very nice size lot. Could be a 2 or 3 bedroom. There are 2 living areas one with a closet.

17. 2025-04-03
    listed $69,900 Active 258-char remark

    Show marketing remark (258 chars)

    This is a great property, a diamond in the rough, for a 1st time homebuyer or investor that does not mind putting in a little TLC to make this their home. Sitting on a very nice size lot. Could be a 2 or 3 bedroom. There are 2 living areas one with a closet.

18. 2025-02-03
    soldstatus
19. 2006-10-27
    soldstatus
20. 1984-12-19
    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: $985 · $82/mo
• Projected year-2 tax: $1,206 · $100/mo
• Expected delta: +$221/yr (+$18/mo · 22.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,402
• − Mortgage interest: −$3,691
• − Property taxes: −$985
• − Insurance: −$1,127
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,917
• Taxable income: $3,538
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $3,480/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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, TX
• County: Harrison County · 18,670 people
• City population: 18,670
• Metro: Longview, TX
• Population (ZIP): 18,670
• Household income: $42,386
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 598.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 39% White 35% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.33%
• Current HPI: 100.3741
• Rent YoY: —
• Metro: Longview, 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

-5.7% since first listed

5 events — show timeline

• 2025-05-27 Price Changed $65,900 LAAR
• 2025-04-03 Listed $69,900 LAAR
• 2025-02-03 Sold (Public Records) — Public Records
• 2006-10-27 Sold (Public Records) — Public Records
• 1984-12-19 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $985 · +9.0% YoY. Source: county tax records.