143 Cr 3151 · De Berry, TX 75639

$60,000

3 bd · 2.0 ba · 1,432 sqft · SingleFamily public records · 345 Days on market

Built 1963 1.00 ac lot ↓ 24% 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 +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 BEDROOM 2 BATHROOM HOME WITH TWO SPARE OFFICES, A STORAGE ROOM, INSIDE UTILITY ROOM, AND 2 STORAGE BUILDINGS OUTSIDE. HOME IS CLOSE TO ORIGINAL, HAS A FRONT AND BACK PORCH, AEROBIC SYSTEM, NATURAL GAS, AND A WATER WELL THAT IS NOT IN WORKING CONDITION. LOCATED IN THE SWEET SPOT IN DEBERRY, COULD BE USED AS A COMMERCIAL PROPERTY. PROPERTY WILL ONLY GO CASH OR CONVENTIONAL FINANCING.

Key facts

• Storage room
• Front and back porch
• Two spare offices

Tags

• TWO SPARE OFFICES
• STORAGE ROOM
• INSIDE UTILITY ROOM
• TWO STORAGE BUILDINGS
• FRONT AND BACK PORCH
• AEROBIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (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.
• Carthage ISD (town): math 41% / reading 41% proficiency, ranked #364 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $2k of equity ($415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: major wind risk, 66% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 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 1963 — 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: 2.73% ✓
• Cap rate: 21.76%
• Cash-on-cash: 55.23%
• DSCR: 3.46
• GRM: 3.0

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: 60.3%
• Equity multiple: 4.37×
• Total profit: $56,567
• Equity at exit: $26,979

10-year hold

• IRR: 59.9%
• Equity multiple: 8.89×
• Total profit: $132,486
• Equity at exit: $41,577

Cash invested: $16,800 (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 75639

• Active inventory: 40
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $773

Break-even live

Break-even rent $661

Max offer price $60,000

Occupancy floor 48%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $60,000 Active 345 DOM
2. 2026-06-17
   days on market $60,000 Active 344 DOM
3. 2026-06-16
   days on market $60,000 Active 343 DOM
4. 2026-06-15
   days on market $60,000 Active 342 DOM
5. 2026-06-13
   days on market $60,000 Active 340 DOM
6. 2026-06-12
   days on market $60,000 Active 339 DOM
7. 2026-06-09
   pricedays on market $60,000 Active 336 DOM
8. 2026-06-08
   days on market $65,000 Active 335 DOM
9. 2026-06-07
   days on market $65,000 Active 334 DOM
10. 2026-06-03
    days on market $65,000 Active 331 DOM
11. 2026-06-02
    days on market $65,000 Active 330 DOM
12. 2026-06-01
    days on market $65,000 Active 329 DOM
13. 2026-05-31
    days on market $65,000 Active 328 DOM
14. 2026-01-07
    status Active 386-char remark

    Show marketing remark (386 chars)

    3 BEDROOM 2 BATHROOM HOME WITH TWO SPARE OFFICES, A STORAGE ROOM, INSIDE UTILITY ROOM, AND 2 STORAGE BUILDINGS OUTSIDE. HOME IS CLOSE TO ORIGINAL, HAS A FRONT AND BACK PORCH, AEROBIC SYSTEM, NATURAL GAS, AND A WATER WELL THAT IS NOT IN WORKING CONDITION. LOCATED IN THE SWEET SPOT IN DEBERRY, COULD BE USED AS A COMMERCIAL PROPERTY. PROPERTY WILL ONLY GO CASH OR CONVENTIONAL FINANCING.

15. 2026-01-07
    price $65,000 386-char remark

    Show marketing remark (386 chars)

    3 BEDROOM 2 BATHROOM HOME WITH TWO SPARE OFFICES, A STORAGE ROOM, INSIDE UTILITY ROOM, AND 2 STORAGE BUILDINGS OUTSIDE. HOME IS CLOSE TO ORIGINAL, HAS A FRONT AND BACK PORCH, AEROBIC SYSTEM, NATURAL GAS, AND A WATER WELL THAT IS NOT IN WORKING CONDITION. LOCATED IN THE SWEET SPOT IN DEBERRY, COULD BE USED AS A COMMERCIAL PROPERTY. PROPERTY WILL ONLY GO CASH OR CONVENTIONAL FINANCING.

16. 2025-10-27
    price $74,900 386-char remark

    Show marketing remark (386 chars)

    3 BEDROOM 2 BATHROOM HOME WITH TWO SPARE OFFICES, A STORAGE ROOM, INSIDE UTILITY ROOM, AND 2 STORAGE BUILDINGS OUTSIDE. HOME IS CLOSE TO ORIGINAL, HAS A FRONT AND BACK PORCH, AEROBIC SYSTEM, NATURAL GAS, AND A WATER WELL THAT IS NOT IN WORKING CONDITION. LOCATED IN THE SWEET SPOT IN DEBERRY, COULD BE USED AS A COMMERCIAL PROPERTY. PROPERTY WILL ONLY GO CASH OR CONVENTIONAL FINANCING.

17. 2025-07-31
    price $79,000 386-char remark

    Show marketing remark (386 chars)

    3 BEDROOM 2 BATHROOM HOME WITH TWO SPARE OFFICES, A STORAGE ROOM, INSIDE UTILITY ROOM, AND 2 STORAGE BUILDINGS OUTSIDE. HOME IS CLOSE TO ORIGINAL, HAS A FRONT AND BACK PORCH, AEROBIC SYSTEM, NATURAL GAS, AND A WATER WELL THAT IS NOT IN WORKING CONDITION. LOCATED IN THE SWEET SPOT IN DEBERRY, COULD BE USED AS A COMMERCIAL PROPERTY. PROPERTY WILL ONLY GO CASH OR CONVENTIONAL FINANCING.

18. 2025-06-26
    listed $85,000 Active 386-char remark

    Show marketing remark (386 chars)

    3 BEDROOM 2 BATHROOM HOME WITH TWO SPARE OFFICES, A STORAGE ROOM, INSIDE UTILITY ROOM, AND 2 STORAGE BUILDINGS OUTSIDE. HOME IS CLOSE TO ORIGINAL, HAS A FRONT AND BACK PORCH, AEROBIC SYSTEM, NATURAL GAS, AND A WATER WELL THAT IS NOT IN WORKING CONDITION. LOCATED IN THE SWEET SPOT IN DEBERRY, COULD BE USED AS A COMMERCIAL PROPERTY. PROPERTY WILL ONLY GO CASH OR CONVENTIONAL FINANCING.

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,187 · $182/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 6/10 Major 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $19,673
• − Mortgage interest: −$3,361
• − Property taxes: −$2,187
• − Insurance: −$300
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$1,745
• Taxable income: $8,932
• Est. tax owed @ 24.0%: −$2,144
• After-tax cash flow: $7,135/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: Carthage ISD
• NCES district ID: 4813110
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $48,546
• Composite: 35.19/100
• National rank: #4997
• State rank: #364 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

-23.5% since first listed

5 events — show timeline

• 2026-01-07 Relisted — LAAR
• 2026-01-07 Price Changed $65,000 LAAR
• 2025-10-27 Price Changed $74,900 LAAR
• 2025-07-31 Price Changed $79,000 LAAR
• 2025-06-26 Listed $85,000 LAAR

Property tax history

+4.8%/yr

Latest (2025): $2,187 · +72.8% YoY. Source: county tax records.