2193 W Cr 3209 · Mount Enterprise, TX 75681

$125,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 16 Days on market

Built 1996 1.00 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 +17.9/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home, shop, and pool on 1 acre in Mt. Enterprise!

Key facts

• Shop
• 1 acre
• Pool

Tags

• 1 ACRE
• SHOP
• POOL

Property features AI

Finance

• Other: Driving directions: From the high school in Mt. Enterprise: exit HS parking lot toward NW 3rd St., left on US-259, left on FM 2496 W, right on CR 3209, right to stay on CR 3209 — home on left
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single-family residence; Residential property
• Construction:
• Exterior features: Private outdoor above-ground pool; 1-acre lot

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Total of 3 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $124k (1.0% below list).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#383 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Mount Enterprise ISD (rural): math 38% / reading 42% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.8% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $123,125 (1.5% 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. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.19×
• Total profit: $41,590
• Equity at exit: $77,255

10-year hold

• IRR: 17.7%
• Equity multiple: 4.36×
• Total profit: $117,457
• Equity at exit: $138,967

Cash invested: $35,000 (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 75681

• Home prices YoY: 3.1%
• Active inventory: 40
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$165 /mo · $1,974/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $106

Break-even live

Break-even rent $1,104

Max offer price $125,000

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $125,000 Active 16 DOM
2. 2026-06-18
   days on market $125,000 Active 15 DOM
3. 2026-06-17
   days on market $125,000 Active 14 DOM
4. 2026-06-16
   days on market $125,000 Active 13 DOM
5. 2026-06-15
   days on market $125,000 Active 12 DOM
6. 2026-06-14
   days on market $125,000 Active 10 DOM
7. 2026-06-12
   days on market $125,000 Active 9 DOM
8. 2026-06-09
   days on market $125,000 Active 6 DOM
9. 2026-06-08
   days on market $125,000 Active 5 DOM
10. 2026-06-07
    days on market $125,000 Active 4 DOM
11. 2026-06-03
    remarks 49-char remark

    Show marketing remark (49 chars)

    Home, shop, and pool on 1 acre in Mt. Enterprise!

12. 2026-06-03
    listed $125,000 Active 1 DOM

    Show marketing remark (49 chars)

    Home, shop, and pool on 1 acre in Mt. Enterprise!

ⓘ 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: $1,974 · $165/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$313/yr (+$26/mo · 15.9%)

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

Taxation est. · year 1

• Rental income: $14,850
• − Mortgage interest: −$7,002
• − Property taxes: −$1,974
• − Insurance: −$625
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,636
• Taxable loss: −$763
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,450/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 Enterprise ISD
• NCES district ID: 4831650
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,403
• Composite: 33.95/100
• National rank: #5330
• State rank: #422 of 826 in TX

Livability — Mount Enterprise

• Score: 70/100
• State rank: #383
• US rank: #8021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,475

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.83%
• Current HPI: 191.5526
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-03 Listed $125,000 LAAR
• 2026-06-03 Listed $125,000 GTAR
• 2006-07-11 Sold (Public Records) — Public Records
• 2000-02-15 Sold (Public Records) — Public Records
• 1996-01-05 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,974 · -1.0% YoY. Source: county tax records.