8278 FM 17 · Grand Saline, TX 75140

$160,000

3 bd · 2.0 ba · 2,025 sqft · SingleFamily public records · 12 Days on market

Built 1957 2.37 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 +18.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a property with potential? This 2.3 acre tract offers mature trees that provide wonderful shade and privacy, plus a small pond located towards the back of the land. The home on the site is in need of extensive repairs or could be removed to make way for your new build. Being sold strictly as-is. Plenty of potential here for the right buyer to renovate or build new.

Key facts

• Tranquil acreage
• Pond
• Outbuildings

Tags

• TRANQUIL ACREAGE
• ROAD FRONTAGE
• POND
• OUTBUILDINGS
• SCENIC SETTING

Property features AI

Finance

• Other: Property is on approximately 2.37 acres; Will not subdivide; No known restrictions
• Financial info: Listing terms include Cash and Conventional; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: No covered parking; No carport spaces; No designated parking features listed
• Utilities: Asphalt access; Electricity available; Septic system
• Home design: Single family residence; Residential property; Not attached to other properties; No accessory unit
• Construction: Built in 1957
• Exterior features: Acreage lot; Cleared and partially wooded land; One tank or pond on the property; Outbuilding present

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Electric cooling
• Interior features: One-level layout; Other interior features; One living area; One dining area
• Laundry & utility: No washer/dryer or utility appliances listed

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 $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.5% vs local median 3.0% in Grand Saline — 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 64/100 on livability (#800 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Grand Saline ISD (town): math 38% / reading 33% proficiency, ranked #520 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grand Saline El (308 students, 68% FRL) — zoned schools average 68% FRL vs 50% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.7% local appreciation)).
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $74,925
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8278 Fm 17	0.00mi	3/2.5	2,025 (0%)	8mo	$75,000	$37	91

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

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.59×
• Total profit: $26,655
• Equity at exit: $69,182

10-year hold

• IRR: 13.1%
• Equity multiple: 2.88×
• Total profit: $84,291
• Equity at exit: $104,518

Cash invested: $44,800 (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 75140

• Home prices YoY: 1.3%
• Active inventory: 143
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$213 /mo · $2,562/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $156

Break-even live

Break-even rent $1,417

Max offer price $160,000

Occupancy floor 85%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $160,000 Active 12 DOM
2. 2026-06-17
   days on market $160,000 Active 11 DOM
3. 2026-06-16
   days on market $160,000 Active 10 DOM
4. 2026-06-15
   days on market $160,000 Active 9 DOM
5. 2026-06-13
   days on market $160,000 Active 7 DOM
6. 2026-06-12
   days on market $160,000 Active 6 DOM
7. 2026-06-09
   days on market $160,000 Active 3 DOM
8. 2026-06-08
   days on market $160,000 Active 2 DOM
9. 2026-06-07
   remarks 305-char remark
10. 2026-06-07
    listed $160,000 Active 1 DOM

ⓘ 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: $2,562 · $213/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$366/yr (+$31/mo · 14.3%)

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

Taxation est. · year 1

• Rental income: $19,372
• − Mortgage interest: −$8,962
• − Property taxes: −$2,562
• − Insurance: −$800
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,655
• Taxable loss: −$706
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,043/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: Grand Saline ISD
• NCES district ID: 4821450
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $41,621
• Composite: 29.99/100
• National rank: #6365
• State rank: #520 of 826 in TX

Livability — Grand Saline

• Score: 64/100
• State rank: #800
• US rank: #14580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,596

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 28% Two or more races 9%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 215.5979
• 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

+113.3% since first listed

9 events — show timeline

• 2026-06-06 Listed $160,000 NTREIS
• 2025-10-23 Sold (Public Records) — Public Records
• 2025-10-22 Sold (MLS) — GTAR
• 2025-10-22 Sold (MLS) — NTREIS
• 2025-09-26 Pending — GTAR
• 2025-09-26 Pending — NTREIS
• 2025-09-16 Listed $75,000 NTREIS
• 2025-09-07 Listed $75,000 GTAR
• 1988-12-28 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,562 · +43.3% YoY. Source: county tax records.