306 N Front St · Savoy, TX 75479

$159,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 290 Days on market

Built 1938 0.25 ac lot $123/sqft · 5% below area Est $168k · 5% 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 +9.8/15.0
• Cash flow +8.6/30.0
• Appreciation +5.9/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Owner financing available for this adorable 3 bedroom, 1.5 bath home. Cute curb appeal on a large lot. Master bedroom towards the front of the house has a cute attached bath with built in shelving. Nice clean home ready for immediate move in and located in the quaint town of Savoy. Seller Financing available, please reach out to listing agent for details.

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 1938

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (25.0% below list).
• Recommended offer: $120k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#870 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Savoy ISD (rural): math 45% / reading 55% proficiency, ranked #372 of 1,141 in TX (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $120,000 (25.0% 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 290 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.75% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

• ARV (median comp): $168,469
• List price: $159,900
• Delta: -5.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 N Commerce St	0.03mi	2/2.0 (-1)	1,372 (+6%)	4mo	$133,500	$97	81
100 Butler St	0.19mi	3/2.0	1,409 (+9%)	20mo	$285,000	$202	60
202 W Whitewright Rd	0.54mi	3/2.0	1,200 (-7%)	3mo	$219,900	$183	60
210 S Vine St	0.37mi	2/1.0 (-1)	1,155 (-11%)	6mo	$149,000	$129	50
402 W Carter St	0.53mi	3/2.0	1,176 (-9%)	14mo	$145,000	$123	48
304 W Carter St	0.43mi	2/1.0 (-1)	1,184 (-9%)	13mo	$150,000	$127	46
602 N Water St Unit FM1752	0.51mi	2/2.0 (-1)	1,488 (+15%)	5mo	$874,900	$588	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $521
• Equity at exit: $61,264

10-year hold

• IRR: 4.5%
• Equity multiple: 1.61×
• Total profit: $27,225
• Equity at exit: $86,856

Cash invested: $44,772 (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 75479

• Home prices YoY: 0.7%
• Active inventory: 32
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$180 /mo · $2,163/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-137

Break-even live

Break-even rent $1,374

Max offer price $135,624

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-92	+0% $-137	+5% $-183	+10% $-228
Rent	-10% $-232	-5% $-185	+0% $-137	+5% $-90	+10% $-43
Rate	-1.0pp $-57	-0.5pp $-97	base $-137	+0.5pp $-179	+1.0pp $-221

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12600 U.S. 82 Unit 1 Savoy, TX	2.0	1.0	1300	$1,200	$0.92	21d	1	1.36mi

Listing history 19 events

1. 2026-06-08
   status $159,900 Pending 290 DOM
2. 2026-06-07
   days on market $159,900 Active Option Contract 290 DOM
3. 2026-06-05
   days on market $159,900 Active Option Contract 288 DOM
4. 2026-06-04
   days on market $159,900 Active Option Contract 286 DOM
5. 2026-06-03
   status $159,900 Active Option Contract 285 DOM
6. 2026-06-02
   days on market $159,900 Active 285 DOM
7. 2026-06-01
   days on market $159,900 Active 284 DOM
8. 2026-05-31
   days on market $159,900 Active 283 DOM
9. 2026-05-31
   days on market $159,900 Active 282 DOM
10. 2026-04-29
    price $159,900 357-char remark

    Show marketing remark (357 chars)

    Owner financing available for this adorable 3 bedroom, 1.5 bath home. Cute curb appeal on a large lot. Master bedroom towards the front of the house has a cute attached bath with built in shelving. Nice clean home ready for immediate move in and located in the quaint town of Savoy. Seller Financing available, please reach out to listing agent for details.

11. 2025-10-27
    price $179,900 357-char remark

    Show marketing remark (357 chars)

    Owner financing available for this adorable 3 bedroom, 1.5 bath home. Cute curb appeal on a large lot. Master bedroom towards the front of the house has a cute attached bath with built in shelving. Nice clean home ready for immediate move in and located in the quaint town of Savoy. Seller Financing available, please reach out to listing agent for details.

12. 2025-08-21
    listed $189,000 Active 357-char remark

    Show marketing remark (357 chars)

    Owner financing available for this adorable 3 bedroom, 1.5 bath home. Cute curb appeal on a large lot. Master bedroom towards the front of the house has a cute attached bath with built in shelving. Nice clean home ready for immediate move in and located in the quaint town of Savoy. Seller Financing available, please reach out to listing agent for details.

13. 2023-04-20
    soldstatus Closed 384-char remark

    Show marketing remark (384 chars)

    Owner financing available for this adorable 3 bedroom, 1.5 bath home. Cute curb appeal on a large lot. Master bedroom towards the front of the house has a cute attached bath with built in shelving. Recent upgrades include new central HVAC, beautiful granite countertops and new cabinets. Neutral paint colors, new carpet and laminate flooring throughout. All this house needs is you!

14. 2023-03-30
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Owner financing available for this adorable 3 bedroom, 1.5 bath home. Cute curb appeal on a large lot. Master bedroom towards the front of the house has a cute attached bath with built in shelving. Recent upgrades include new central HVAC, beautiful granite countertops and new cabinets. Neutral paint colors, new carpet and laminate flooring throughout. All this house needs is you!

15. 2023-03-10
    price $162,000 384-char remark

    Show marketing remark (384 chars)

    Owner financing available for this adorable 3 bedroom, 1.5 bath home. Cute curb appeal on a large lot. Master bedroom towards the front of the house has a cute attached bath with built in shelving. Recent upgrades include new central HVAC, beautiful granite countertops and new cabinets. Neutral paint colors, new carpet and laminate flooring throughout. All this house needs is you!

16. 2023-02-24
    listed $174,950 Active 384-char remark

    Show marketing remark (384 chars)

    Owner financing available for this adorable 3 bedroom, 1.5 bath home. Cute curb appeal on a large lot. Master bedroom towards the front of the house has a cute attached bath with built in shelving. Recent upgrades include new central HVAC, beautiful granite countertops and new cabinets. Neutral paint colors, new carpet and laminate flooring throughout. All this house needs is you!

17. 2022-09-30
    soldstatus
18. 2016-04-26
    soldstatus
19. 1995-08-15
    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: $2,163 · $180/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$763/yr (+$64/mo · 35.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $14,400
• − Mortgage interest: −$8,957
• − Property taxes: −$2,163
• − Insurance: −$800
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,652
• Taxable loss: −$4,475
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $-575/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: Savoy ISD
• NCES district ID: 4839450
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $45,326
• Composite: 44.34/100
• National rank: #6144
• State rank: #372 of 1141 in TX

Livability — Savoy

• Score: 63/100
• State rank: #870
• US rank: #15697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savoy, TX
• Population (ZIP): 2,090

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.79%
• Current HPI: 246.6145
• 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

-8.6% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $159,900 NTREIS
• 2025-10-27 Price Changed $179,900 NTREIS
• 2025-08-21 Listed $189,000 NTREIS
• 2023-04-20 Sold (MLS) — NTREIS
• 2023-03-30 Pending — NTREIS
• 2023-03-10 Price Changed $162,000 NTREIS
• 2023-02-24 Listed $174,950 NTREIS
• 2022-09-30 Sold (Public Records) — Public Records
• 2016-04-26 Sold (Public Records) — Public Records
• 1995-08-15 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,163 · -14.6% YoY. Source: county tax records.