311 Depot St · Dayton, TX 77535

$174,500

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 412 Days on market

Built 1958 5,850 sqft lot Est $185k · 6% 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).

• Cash flow +15.1/30.0
• ARV discount +10.1/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming wood frame home in the Downtown District of Dayton. Step into charm & character with this delightful 3-bedroom, 2-bath home located on a prominent corner lot. The inviting curved front porch sets the tone - perfect for welcoming guests to your future home or business. Freshly painted, and a 1-yr old roof, this property offers comfort & peace of mind. With ample additional parking and a prime location, this versatile property offers incredible potential. Zoned to the Downtown Districtit is situated ideally for a boutique, beauty salon, tea room, insurance company or small business. The gem blends residential appeal with commercial possibilities. Don't miss this rare oppo

Key facts

• 1 yr old roof
• Corner lot
• Curved front porch

Tags

• CURVED FRONT PORCH
• CORNER LOT
• 1 YR OLD ROOF
• AMPLE ADDITIONAL PARKING
• ZONED TO THE DOWNTOWN DISTRICT
• COMMERCIAL POSSIBILITIES

Property features AI

Exterior

• Parking: Additional parking; Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west
• Construction: Built in 1958; Wood siding; Composition roof; Block foundation
• Exterior features: Porch; Storage; Shed(s); Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom (First level) — 14x12; Bedroom (First level) — 15x9; Bedroom (First level) — 11x11
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom (First level) — 8x7; Bathroom (First level) — 12x5
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Crown molding; High ceilings; Ceiling fan(s); Kitchen/dining combo; Satellite dish
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First level) — 9x8

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $59 ($708/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 $161k (7.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.2% in Dayton — 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 60/100 on livability (#1,066 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Dayton ISD (town): math 34% / reading 35% proficiency, ranked #512 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richter El (math 38% / reading 34%, grade F, #1,921 of 4,322 statewide, top 45%, 875 students, 62% FRL); Wilson J H (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 1,396 students, 74% FRL); Dayton H S (math 45% / reading 45%, grade D-, #643 of 1,632 statewide, top 40%, 1,633 students, 66% FRL).
• Market conditions: 1233 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Liberty County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 412 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 412 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.92% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $185,356
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Seacamp St	0.14mi	3/2.0	1,288 (+4%)	3mo	$130,000	$101	81
809 Coleman St	0.39mi	2/1.0 (-1)	1,159 (-7%)	13mo	$155,000	$134	54
1007 N Main St	0.41mi	2/1.0 (-1)	1,140 (-8%)	12mo	$65,000	$57	52
710 Ester St	0.55mi	3/2.0	1,344 (+8%)	6mo	$175,000	$130	52
105 W Barrow St	0.47mi	2/1.5 (-1)	1,154 (-7%)	14mo	$280,000	$243	47
608 Kerr St	0.64mi	3/2.0	1,174 (-6%)	21mo	$220,000	$187	39
1050 Meadow Ln	0.42mi	3/2.0	1,418 (+14%)	22mo	$255,000	$180	35
503 Friery St	0.62mi	3/2.0	1,407 (+13%)	20mo	$209,900	$149	28
108 W Young Ave	0.55mi	3/2.0	1,429 (+15%)	21mo	$249,999	$175	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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-24,488
• Equity at exit: $26,019

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-16,360
• Equity at exit: $15,088

Cash invested: $48,860 (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 77535

• Home prices YoY: -24.8%
• Active inventory: 1233
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$915
• Tax from tax record: −$228 /mo · $2,735/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $59

Break-even live

Break-even rent $1,539

Max offer price $174,500

Occupancy floor 91%

Sensitivity live

Price	-10% $158	-5% $108	+0% $59	+5% $10	+10% $-40
Rent	-10% $-68	-5% $-5	+0% $59	+5% $123	+10% $186
Rate	-1.0pp $147	-0.5pp $103	base $59	+0.5pp $14	+1.0pp $-32

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 E Houston St Dayton, TX	3.0	1.0	1136	$1,775	$1.56	0d	1	0.35mi
704 E Waring St Dayton, TX	1.0–2.0	1.0–2.0	798	$1,200	$1.50	0d	16	0.53mi
1457 W Clayton St Dayton, TX	2.0	2.0	946	$1,099	$1.16	26d	1	1.09mi
2303 N Cleveland St Dayton, TX	3.0	2.0	1416	$1,795	$1.27	26d	1	1.14mi

Listing history 22 events

1. 2026-06-21
   days on market $174,500 Active 412 DOM
2. 2026-06-18
   days on market $174,500 Active 409 DOM
3. 2026-06-17
   days on market $174,500 Active 408 DOM
4. 2026-06-16
   days on market $174,500 Active 407 DOM
5. 2026-06-15
   days on market $174,500 Active 406 DOM
6. 2026-06-13
   days on market $174,500 Active 404 DOM
7. 2026-06-13
   days on market $174,500 Active 403 DOM
8. 2026-06-09
   days on market $174,500 Active 400 DOM
9. 2026-06-08
   days on market $174,500 Active 399 DOM
10. 2026-06-07
    days on market $174,500 Active 398 DOM
11. 2026-06-04
    days on market $174,500 Active 395 DOM
12. 2026-06-02
    days on market $174,500 Active 393 DOM
13. 2026-06-01
    days on market $174,500 Active 392 DOM
14. 2026-05-31
    days on market $174,500 Active 391 DOM
15. 2026-04-16
    price $182,000
16. 2025-10-24
    price $187,000
17. 2025-08-13
    price $190,000
18. 2025-05-05
    listed $199,900 Active
19. 2022-07-29
    soldstatus
20. 2008-06-25
    soldstatus
21. 2008-06-01
    soldstatus
22. 2001-07-31
    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: $2,735 · $228/mo
• Projected year-2 tax: $3,193 · $266/mo
• Expected delta: +$459/yr (+$38/mo · 16.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $19,363
• − Mortgage interest: −$9,775
• − Property taxes: −$2,735
• − Insurance: −$872
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$5,076
• Taxable loss: −$2,194
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,235/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: Dayton ISD
• NCES district ID: 4816410
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $53,293
• Composite: 30.25/100
• National rank: #6287
• State rank: #512 of 826 in TX

Livability — Dayton

• Score: 60/100
• State rank: #1066
• US rank: #18940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, TX
• County: Liberty County · 82,189 people
• City population: 82,189
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,504
• Household income: $84,497
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 321.0

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 87,956 people
• By 2030: 92,161 · +4.8%
• By 2040: 100,784 · +14.6%
• By 2050: 109,471 · +24.5%
• By 2075: 133,470 · +51.7%
• By 2100: 147,372 · +67.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 12% Black 7%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 1%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+61.6) · D 19.0% · R 80.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -43.7pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.7 2016: R+58.0 2012: R+53.3 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.61%
• Current HPI: 229.0925
• Rent YoY: —
• Metro: Houston-The Woodlands-Sugar Land, 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

-9.0% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $182,000 HARMLS
• 2025-10-24 Price Changed $187,000 HARMLS
• 2025-08-13 Price Changed $190,000 HARMLS
• 2025-05-05 Listed $199,900 HARMLS
• 2022-07-29 Sold (Public Records) — Public Records
• 2008-06-25 Sold (Public Records) — Public Records
• 2008-06-01 Sold (Public Records) — Public Records
• 2001-07-31 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,735 · -0.2% YoY. Source: county tax records.