15981 Fm 31 · Scottsville, TX 75672

$129,999

3 bd · 1.0 ba · 1,008 sqft · Other public records · 222 Days on market

Built 1974 5.00 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIVE ACRE LOT! Take a look at this charming home sitting on 5 acres in Marshall, Texas. This home needs some repairs and is being sold AS IS, but it has a lot of potential. It is located right off Farm to Market Road 31. Immersed in nature this home offers you space, tranquility and privacy. Just a short drive to daily amenities and easily reach city limits. Take advantage of the proximity to the Texas/Louisiana border and visit cities nearby like Shreveport. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Five acre lot
• 5 acre lot
• Built 1974

Tags

• FIVE ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

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 ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,109 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Elysian Fields ISD (rural): math 52% / reading 54% proficiency, ranked #136 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 175 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 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 1974 — 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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-11,126
• Equity at exit: $19,383

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,130
• Equity at exit: $11,240

Cash invested: $36,400 (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 75672

• Active inventory: 175
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $156

Break-even live

Break-even rent $1,111

Max offer price $129,999

Occupancy floor 83%

Sensitivity live

Price	-10% $230	-5% $193	+0% $156	+5% $119	+10% $82
Rent	-10% $53	-5% $104	+0% $156	+5% $208	+10% $259
Rate	-1.0pp $221	-0.5pp $189	base $156	+0.5pp $122	+1.0pp $88

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $129,999 Active 222 DOM
2. 2026-06-18
   days on market $129,999 Active 220 DOM
3. 2026-06-17
   days on market $129,999 Active 219 DOM
4. 2026-06-16
   days on market $129,999 Active 218 DOM
5. 2026-06-15
   days on market $129,999 Active 217 DOM
6. 2026-06-13
   days on market $129,999 Active 215 DOM
7. 2026-06-12
   days on market $129,999 Active 214 DOM
8. 2026-06-09
   days on market $129,999 Active 211 DOM
9. 2026-06-08
   days on market $129,999 Active 210 DOM
10. 2026-06-08
    days on market $129,999 Active 209 DOM
11. 2026-06-07
    days on market $129,999 Active 208 DOM
12. 2026-06-03
    days on market $129,999 Active 205 DOM
13. 2026-06-02
    days on market $129,999 Active 204 DOM
14. 2026-06-01
    days on market $129,999 Active 203 DOM
15. 2026-05-31
    days on market $129,999 Active 202 DOM
16. 2025-11-10
    listed $129,999 Active 688-char remark

    Show marketing remark (688 chars)

    FIVE ACRE LOT! Take a look at this charming home sitting on 5 acres in Marshall, Texas. This home needs some repairs and is being sold AS IS, but it has a lot of potential. It is located right off Farm to Market Road 31. Immersed in nature this home offers you space, tranquility and privacy. Just a short drive to daily amenities and easily reach city limits. Take advantage of the proximity to the Texas/Louisiana border and visit cities nearby like Shreveport. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$677/yr (+$56/mo · 39.8%)

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

Taxation est. · year 1

• Rental income: $15,701
• − Mortgage interest: −$7,282
• − Property taxes: −$1,702
• − Insurance: −$650
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,782
• Taxable loss: −$227
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,926/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: Elysian Fields ISD
• NCES district ID: 4818480
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $48,512
• Composite: 45.13/100
• National rank: #2684
• State rank: #136 of 826 in TX

Livability — Scottsville

• Score: 59/100
• State rank: #1109
• US rank: #19642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,636

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 13% Two or more races 9%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.59%
• Current HPI: 140.8166
• 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

1 event — show timeline

• 2025-11-10 Listed $129,999 HARMLS

Property tax history

+3.9%/yr

Latest (2025): $1,702 · +20.6% YoY. Source: county tax records.