6966 N US Hwy 79 · De Berry, TX 75639

$75,000

2 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 329 Days on market

Built 1931 0.63 ac lot ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

TAKE A STEP BACK IN TIME WITH THIS 1930'S PIER AND BEAM TREASURE. ONCE CONSIDERED THE MOST DESIREABLE HOME IN DEBERRY, THIS HOUSE STILL HAS ORIGINAL HARDWOOD FLOORING AND MANY ORIGINAL FEATURES. HIGH CEILINGS BOAST THROUGHOUT THE HOME, WITH A DETACHED GARAGE AND A FEW OUTBUILDINGS. RIGHT OFF OF HWY 79 IN THE HEART OF DEBERRY, THIS PROPERTY COULD BECOME A COMMERCIAL PROPERTY AS WELL. Lots on each side of this property are also for sale (0.834 acres and 1.211 acres)

Key facts

• Approximately 1 acre
• Outbuildings
• High ceilings

Tags

• ORIGINAL HARDWOOD FLOORING
• HIGH CEILINGS
• DETACHED GARAGE
• OUTBUILDINGS
• APPROXIMATELY 1 ACRE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 40 active listings in the ZIP; 6 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Panola County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 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 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.28%
• DSCR: 2.79
• GRM: 3.8

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: 45.8%
• Equity multiple: 3.57×
• Total profit: $54,000
• Equity at exit: $33,723

10-year hold

• IRR: 45.6%
• Equity multiple: 7.16×
• Total profit: $129,423
• Equity at exit: $51,972

Cash invested: $21,000 (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 75639

• Active inventory: 40
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $705

Break-even live

Break-even rent $750

Max offer price $75,000

Occupancy floor 52%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   days on market $75,000 Active 329 DOM
2. 2026-06-02
   days on market $75,000 Active 328 DOM
3. 2026-06-01
   days on market $75,000 Active 327 DOM
4. 2026-05-31
   days on market $75,000 Active 326 DOM
5. 2026-01-07
   status Active 468-char remark

   Show marketing remark (468 chars)

   TAKE A STEP BACK IN TIME WITH THIS 1930'S PIER AND BEAM TREASURE. ONCE CONSIDERED THE MOST DESIREABLE HOME IN DEBERRY, THIS HOUSE STILL HAS ORIGINAL HARDWOOD FLOORING AND MANY ORIGINAL FEATURES. HIGH CEILINGS BOAST THROUGHOUT THE HOME, WITH A DETACHED GARAGE AND A FEW OUTBUILDINGS. RIGHT OFF OF HWY 79 IN THE HEART OF DEBERRY, THIS PROPERTY COULD BECOME A COMMERCIAL PROPERTY AS WELL. Lots on each side of this property are also for sale (0.834 acres and 1.211 acres)

6. 2026-01-07
   price $75,000 468-char remark

   Show marketing remark (468 chars)

   TAKE A STEP BACK IN TIME WITH THIS 1930'S PIER AND BEAM TREASURE. ONCE CONSIDERED THE MOST DESIREABLE HOME IN DEBERRY, THIS HOUSE STILL HAS ORIGINAL HARDWOOD FLOORING AND MANY ORIGINAL FEATURES. HIGH CEILINGS BOAST THROUGHOUT THE HOME, WITH A DETACHED GARAGE AND A FEW OUTBUILDINGS. RIGHT OFF OF HWY 79 IN THE HEART OF DEBERRY, THIS PROPERTY COULD BECOME A COMMERCIAL PROPERTY AS WELL. Lots on each side of this property are also for sale (0.834 acres and 1.211 acres)

7. 2025-06-29
   listed $100,000 Active 468-char remark

   Show marketing remark (468 chars)

   TAKE A STEP BACK IN TIME WITH THIS 1930'S PIER AND BEAM TREASURE. ONCE CONSIDERED THE MOST DESIREABLE HOME IN DEBERRY, THIS HOUSE STILL HAS ORIGINAL HARDWOOD FLOORING AND MANY ORIGINAL FEATURES. HIGH CEILINGS BOAST THROUGHOUT THE HOME, WITH A DETACHED GARAGE AND A FEW OUTBUILDINGS. RIGHT OFF OF HWY 79 IN THE HEART OF DEBERRY, THIS PROPERTY COULD BECOME A COMMERCIAL PROPERTY AS WELL. Lots on each side of this property are also for sale (0.834 acres and 1.211 acres)

8. 2000-09-06
   soldstatus
9. 1995-12-28
   soldstatus
10. 1989-08-20
    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: $2,012 · $168/mo
• Projected year-2 tax: $2,012 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,703
• − Mortgage interest: −$4,201
• − Property taxes: −$2,012
• − Insurance: −$375
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$2,182
• Taxable income: $7,780
• Est. tax owed @ 24.0%: −$1,867
• After-tax cash flow: $6,591/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 — De Berry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,698

Population outlook (Panola County) Hauer SSP2

• Today (2025): 23,273 people
• By 2030: 22,845 · -1.8%
• By 2040: 21,652 · -7.0%
• By 2050: 20,107 · -13.6%
• By 2075: 15,709 · -32.5%
• By 2100: 11,013 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Panola

• 2024 margin: Solid R (+66.4) · D 16.7% · R 83.1%
• 2008→2024 swing: -17.5pp toward R · 2008: -48.9pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+63.5 2016: R+63.5 2012: R+56.1 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-25.0% since first listed

6 events — show timeline

• 2026-01-07 Relisted — LAAR
• 2026-01-07 Price Changed $75,000 LAAR
• 2025-06-29 Listed $100,000 LAAR
• 2000-09-06 Sold (Public Records) — Public Records
• 1995-12-28 Sold (Public Records) — Public Records
• 1989-08-20 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,012 · +0.0% YoY. Source: county tax records.