106 1st St · Kerens, TX 75144

$110,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 1 Days on market

Built 1925 9,148 sqft lot Est $180k · 39% under

---

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 +20.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.8/10.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention, There is a charming 3 bedroom 1 bath home at an affordable price just waiting on its buyer. Conveniently located centrally in town, this home is close to all local amenities & attractions. This is a beautiful property that meets a variety of wants & needs for any potential buyer. The front porch swing is perfect for early morning coffee or late night conversations & it's covered so enjoying the rain isn't a problem. Coming inside the house you'll be happy to see all of the natural light beaming in from the big windows that are throughout the house. The office -dining room is decorated with a rustic charm & is just one of many bonuses to this home. So many positives & so many possibilities await.

Key facts

• 9,148 sq ft lot
• Built 1925

Property features AI

Finance

• Financial info: Accepts Cash and Conventional financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; All-weather road
• Home design: Single family residence; Residential property; One story; Attached
• Construction: Built in 1925; Siding exterior; Metal roof; Pillar/post/pier foundation
• Exterior features: Chain link fencing; All-weather road access; City water; City sewer

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: Decorative lighting; Eat-in kitchen; Other interior features; One living area; One dining area; Two total rooms
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.8% vs local median 1.6% in Kerens — 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 63/100 on livability (#866 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Kerens ISD (rural): math 37% / reading 37% proficiency, ranked #495 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 179 active listings in the ZIP; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $6k appreciation (5.6% local appreciation)).
• Navarro County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1925 — 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: 1.05% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $179,580
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 N Sinclair Ave	0.21mi	3/2.0	1,216 (-1%)	5mo	$130,000	$107	80
504 NW 4th St	0.34mi	3/2.0	1,270 (+3%)	7mo	$184,900	$146	69
408 S Throckmorton Ave	0.37mi	2/1.0 (-1)	1,283 (+4%)	6mo	$150,000	$117	66
401 N Goodman Ave	0.33mi	3/2.0	1,365 (+11%)	2mo	$235,000	$172	61
316 N Overlook Dr	0.25mi	3/2.0	1,279 (+4%)	21mo	$129,000	$101	60
304 S Humphrey Ave	0.26mi	2/1.0 (-1)	1,135 (-8%)	12mo	$175,000	$154	60
604 Donna Cir	0.54mi	2/1.0 (-1)	1,155 (-6%)	10mo	$179,000	$155	51

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

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.24×
• Total profit: $38,132
• Equity at exit: $66,453

10-year hold

• IRR: 18.6%
• Equity multiple: 4.44×
• Total profit: $105,982
• Equity at exit: $118,248

Cash invested: $30,800 (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 75144

• Home prices YoY: 2.4%
• Active inventory: 179
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $139

Break-even live

Break-even rent $975

Max offer price $110,000

Occupancy floor 83%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $110,000 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: $1,767 · $147/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$246/yr (+$21/mo · 13.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,814
• − Mortgage interest: −$6,162
• − Property taxes: −$1,767
• − Insurance: −$550
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,200
• Taxable loss: −$75
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,692/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: Kerens ISD
• NCES district ID: 4825530
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $37,364
• Composite: 30.81/100
• National rank: #6142
• State rank: #495 of 826 in TX

Livability — Kerens

• Score: 63/100
• State rank: #866
• US rank: #15598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kerens, TX
• Population (ZIP): 3,798

Population outlook (Navarro County) Hauer SSP2

• Today (2025): 48,397 people
• By 2030: 48,096 · -0.6%
• By 2040: 47,394 · -2.1%
• By 2050: 46,541 · -3.8%
• By 2075: 44,940 · -7.1%
• By 2100: 42,288 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 18% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Navarro

• 2024 margin: Solid R (+51.8) · D 23.7% · R 75.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -33.1pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+45.5 2016: R+48.8 2012: R+42.4 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.61%
• Current HPI: 236.2915
• 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

+69.2% since first listed

13 events — show timeline

• 2026-06-05 Listed $110,000 NTREIS
• 2020-03-25 Sold (Public Records) — Public Records
• 2020-03-24 Sold (MLS) — NTREIS
• 2020-03-02 Contingent — NTREIS
• 2020-02-24 Listed $64,999 NTREIS
• 2003-04-15 Sold (Public Records) — Public Records
• 2000-02-07 Sold (Public Records) — Public Records
• 1997-02-07 Sold (Public Records) — Public Records
• 1996-10-02 Sold (Public Records) — Public Records
• 1995-02-03 Sold (Public Records) — Public Records
• 1993-01-05 Sold (Public Records) — Public Records
• 1992-09-10 Sold (Public Records) — Public Records
• 1991-02-04 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,767 · -4.0% YoY. Source: county tax records.