1104 E High St · Terrell, TX 75160

$269,900

4 bd · 2.0 ba · 1,906 sqft · MultiFamily public records · 12 Days on market

Built 2000 10,324 sqft lot $142/sqft · 7% above area Est $251k · 7% over ↓ 33% 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 +16.1/30.0
• 1% rule +5.2/10.0
• DSCR +5.0/10.0
• ARV discount +4.2/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 1104 - 1106 E High Street! This FULL duplex located just minutes away from the heart of Terrell, TX is a perfect opportunity for an owner occupant or for an investor. The duplex includes two nearly identical units, each unit consisting of two bedrooms, a full bathroom, a galley style kitchen, living room, two dedicated parking spots, and a modest covered patio with private fenced lots on oversized lots. This duplex is offered as a part of a portfolio that can either be sold individually or with the other properties. The other properties included in the portfolio include 909 E High Street, 808 E High Street, 1000 Brin, and 407 Warren (vacant residential lot). Please contact the li

Key facts

• Modest covered patio
• Oversized lots
• Full duplex

Tags

• FULL DUPLEX
• GALLEY STYLE KITCHEN
• DEDICATED PARKING SPOTS
• MODEST COVERED PATIO
• PRIVATE FENCED LOTS
• OVERSIZED LOTS

Property features AI

Finance

• Other: County: Kaufman; Complex name: 1104 E High St
• Financial info: Property listed as residential income; Duplex with 2 total units across 1 building; No reported gross annual income or expenses (0); Operating expenses include: Other; Tenancy: None; Listing accepts Cash, Conventional, FHA, VA financing
• HOA & community: No association

Exterior

• Parking: 4 parking spaces; Concrete driveway
• Utilities: Cable available; City sewer; City water; Municipal Utility District: No
• Home design: Duplex residential income property; One story; Built in 2000
• Construction: Brick construction; Asphalt shingle roof; Slab foundation
• Exterior features: Lot under 0.5 acre (approximately 0.237 acres); Subdivision: Howard; Use GPS for directions

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Cable TV available; Pantry; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive. Per door: $68/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 6.9% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J W Long El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 672 students, 66% FRL); Herman Furlough Jr Middle (math 28% / reading 28%, grade F, #1,143 of 1,662 statewide, top 69%, 1,168 students, 64% FRL); Terrell H S (math 24% / reading 38%, grade F, #1,077 of 1,632 statewide, top 66%, 1,466 students, 56% FRL).
• Market conditions: 375 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• At $2,761/mo this rent would consume 46% of the median local household income ($72k/yr) (locally 845% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (median comp): $251,460
• List price: $269,900
• Delta: 7.33%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-34,916
• Equity at exit: $40,243

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-18,626
• Equity at exit: $23,336

Cash invested: $75,572 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 375
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,761 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$517 /mo · $6,207/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $136

Break-even live

Break-even rent $2,589

Max offer price $269,900

Occupancy floor 90%

Sensitivity live

Price	-10% $289	-5% $212	+0% $136	+5% $60	+10% $-17
Rent	-10% $-82	-5% $27	+0% $136	+5% $245	+10% $354
Rate	-1.0pp $272	-0.5pp $205	base $136	+0.5pp $66	+1.0pp $-5

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,760
Total (2 units)			$2,761

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	46d	1	0.52mi
303 N Delphine St Terrell, TX	3.0	2.0	1526	$1,950	$1.28	45d	1	0.53mi
102 Rock Creek Ln Terrell, TX	3.0	2.0	1262	$1,850	$1.47	26d	1	1.21mi
215 Willow Creek Ln Terrell, TX	3.0	2.0	1580	$1,850	$1.17	45d	1	1.26mi
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,435	$1.28	0d	1	1.26mi
233 Willow Creek Ln Terrell, TX	3.0	2.0	1801	$1,995	$1.11	45d	1	1.35mi
114 Brushy Creek Ln Terrell, TX	3.0	2.0	1357	$1,695	$1.25	9d	1	1.38mi

Listing history 28 events

1. 2026-06-21
   days on market $269,900 Active 12 DOM
2. 2026-06-18
   days on market $269,900 Active 9 DOM
3. 2026-06-17
   days on market $269,900 Active 8 DOM
4. 2026-06-16
   days on market $269,900 Active 7 DOM
5. 2026-06-15
   days on market $269,900 Active 6 DOM
6. 2026-06-13
   days on market $269,900 Active 4 DOM
7. 2026-06-13
   days on market $269,900 Active 3 DOM
8. 2026-06-10
   days on marketlisting id $269,900 Active 1 DOM
9. 2026-06-09
   days on market $269,900 Active 323 DOM
10. 2026-06-08
    days on market $269,900 Active 322 DOM
11. 2026-06-07
    days on market $269,900 Active 321 DOM
12. 2026-06-04
    days on market $269,900 Active 318 DOM
13. 2026-06-03
    days on market $269,900 Active 317 DOM
14. 2026-06-02
    days on market $269,900 Active 316 DOM
15. 2026-06-01
    days on market $269,900 Active 315 DOM
16. 2026-05-31
    days on market $269,900 Active 314 DOM
17. 2026-05-09
    price $269,900 835-char remark
18. 2026-05-09
    status Active 835-char remark
19. 2026-04-26
    status Pending 835-char remark
20. 2026-04-15
    historical Active Option Contract 835-char remark
21. 2026-04-12
    price $279,900 835-char remark
22. 2026-03-13
    status Active 835-char remark
23. 2026-03-03
    historical 835-char remark
24. 2026-02-23
    price $299,900 835-char remark
25. 2025-11-20
    price $339,000 835-char remark
26. 2025-10-21
    price $365,000 835-char remark
27. 2025-08-01
    price $375,000 835-char remark
28. 2025-06-26
    listed $399,900 Active 835-char remark

ⓘ 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: $6,207 · $517/mo
• Projected year-2 tax: $6,207 · $517/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $33,132
• − Mortgage interest: −$15,119
• − Property taxes: −$6,207
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − Depreciation: −$7,852
• Taxable loss: −$2,696
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $2,280/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, 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

-32.5% since first listed

14 events — show timeline

• 2026-06-08 Listing Removed — NTREIS
• 2026-06-08 Listed $269,900 NTREIS
• 2026-05-09 Price Changed $269,900 NTREIS
• 2026-05-09 Relisted — NTREIS
• 2026-04-26 Pending — NTREIS
• 2026-04-15 Contingent — NTREIS
• 2026-04-12 Price Changed $279,900 NTREIS
• 2026-03-13 Relisted — NTREIS
• 2026-03-03 Listing Removed — NTREIS
• 2026-02-23 Price Changed $299,900 NTREIS
• 2025-11-20 Price Changed $339,000 NTREIS
• 2025-10-21 Price Changed $365,000 NTREIS
• 2025-08-01 Price Changed $375,000 NTREIS
• 2025-06-26 Listed $399,900 NTREIS

Property tax history

+6.1%/yr

Latest (2025): $6,207 · +15.9% YoY. Source: county tax records.