9411 County Road 155 · Kemp, TX 75142

$280,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 450 Days on market

Built 2011 1.78 ac lot $200/sqft · at area comps Est $285k · at est.

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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 +21.5/30.0
• ARV discount +8.3/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a sprawling 1.78-acre lot, this charming 3-bedroom, 2-bathroom home offers a perfect blend of comfort, space, and privacy.Each of the three bedrooms is generously sized, with the master suite featuring an en-suite bathroom for added privacy and convenience. Outside, the expansive 1.78-acre lot provides endless possibilities, whether you're looking to create a beautiful garden, add a pool, or enjoy outdoor activities. The large yard offers plenty of room for play and exploration, and the peaceful surroundings make it an ideal spot to unwind. This home is the perfect combination of comfort, functionality, and tranquility. Whether you're enjoying the cozy interiors or spending time outdoors on your private lot, this property is sure to impress.

Key facts

• 1.78 acre lot
• Built 2011
• Listed 450 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.6% in Kemp — 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 64/100 on livability (#817 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 274 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

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

• It's been on market 450 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 15y 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

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; major 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 $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 450 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $284,765
• List price: $280,000
• Delta: -1.67%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9341 County Road 151	0.34mi	2/1.0 (-1)	1,280 (-9%)	13mo	$285,000	$223	50

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-18,686
• Equity at exit: $41,749

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $18,176
• Equity at exit: $24,209

Cash invested: $78,400 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 274
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$327 /mo · $3,924/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $419

Break-even live

Break-even rent $2,420

Max offer price $280,000

Occupancy floor 81%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10165 County Road 155A Kaufman, TX	4.0	3.0	1843	$2,950	$1.60	2d	1	0.77mi

Listing history 46 events

1. 2026-06-18
   days on market $280,000 Active 450 DOM
2. 2026-06-17
   days on market $280,000 Active 449 DOM
3. 2026-06-16
   days on market $280,000 Active 448 DOM
4. 2026-06-15
   days on market $280,000 Active 447 DOM
5. 2026-06-13
   days on market $280,000 Active 445 DOM
6. 2026-06-13
   days on market $280,000 Active 444 DOM
7. 2026-06-09
   days on market $280,000 Active 441 DOM
8. 2026-06-08
   days on market $280,000 Active 440 DOM
9. 2026-06-07
   days on market $280,000 Active 439 DOM
10. 2026-06-04
    days on market $280,000 Active 436 DOM
11. 2026-06-03
    days on market $280,000 Active 435 DOM
12. 2026-06-02
    days on market $280,000 Active 434 DOM
13. 2026-06-01
    days on market $280,000 Active 433 DOM
14. 2026-05-31
    days on market $280,000 Active 432 DOM
15. 2026-02-26
    price $280,000 768-char remark

    Show marketing remark (768 chars)

    Nestled on a sprawling 1.78-acre lot, this charming 3-bedroom, 2-bathroom home offers a perfect blend of comfort, space, and privacy.Each of the three bedrooms is generously sized, with the master suite featuring an en-suite bathroom for added privacy and convenience. Outside, the expansive 1.78-acre lot provides endless possibilities, whether you're looking to create a beautiful garden, add a pool, or enjoy outdoor activities. The large yard offers plenty of room for play and exploration, and the peaceful surroundings make it an ideal spot to unwind. This home is the perfect combination of comfort, functionality, and tranquility. Whether you're enjoying the cozy interiors or spending time outdoors on your private lot, this property is sure to impress.

16. 2025-11-13
    price $285,000 768-char remark

    Show marketing remark (768 chars)

    Nestled on a sprawling 1.78-acre lot, this charming 3-bedroom, 2-bathroom home offers a perfect blend of comfort, space, and privacy.Each of the three bedrooms is generously sized, with the master suite featuring an en-suite bathroom for added privacy and convenience. Outside, the expansive 1.78-acre lot provides endless possibilities, whether you're looking to create a beautiful garden, add a pool, or enjoy outdoor activities. The large yard offers plenty of room for play and exploration, and the peaceful surroundings make it an ideal spot to unwind. This home is the perfect combination of comfort, functionality, and tranquility. Whether you're enjoying the cozy interiors or spending time outdoors on your private lot, this property is sure to impress.

17. 2025-07-29
    status Active 768-char remark

    Show marketing remark (768 chars)

    Nestled on a sprawling 1.78-acre lot, this charming 3-bedroom, 2-bathroom home offers a perfect blend of comfort, space, and privacy.Each of the three bedrooms is generously sized, with the master suite featuring an en-suite bathroom for added privacy and convenience. Outside, the expansive 1.78-acre lot provides endless possibilities, whether you're looking to create a beautiful garden, add a pool, or enjoy outdoor activities. The large yard offers plenty of room for play and exploration, and the peaceful surroundings make it an ideal spot to unwind. This home is the perfect combination of comfort, functionality, and tranquility. Whether you're enjoying the cozy interiors or spending time outdoors on your private lot, this property is sure to impress.

18. 2025-03-14
    status Pending 768-char remark

    Show marketing remark (768 chars)

    Nestled on a sprawling 1.78-acre lot, this charming 3-bedroom, 2-bathroom home offers a perfect blend of comfort, space, and privacy.Each of the three bedrooms is generously sized, with the master suite featuring an en-suite bathroom for added privacy and convenience. Outside, the expansive 1.78-acre lot provides endless possibilities, whether you're looking to create a beautiful garden, add a pool, or enjoy outdoor activities. The large yard offers plenty of room for play and exploration, and the peaceful surroundings make it an ideal spot to unwind. This home is the perfect combination of comfort, functionality, and tranquility. Whether you're enjoying the cozy interiors or spending time outdoors on your private lot, this property is sure to impress.

19. 2025-03-13
    status Active 768-char remark

    Show marketing remark (768 chars)

    Nestled on a sprawling 1.78-acre lot, this charming 3-bedroom, 2-bathroom home offers a perfect blend of comfort, space, and privacy.Each of the three bedrooms is generously sized, with the master suite featuring an en-suite bathroom for added privacy and convenience. Outside, the expansive 1.78-acre lot provides endless possibilities, whether you're looking to create a beautiful garden, add a pool, or enjoy outdoor activities. The large yard offers plenty of room for play and exploration, and the peaceful surroundings make it an ideal spot to unwind. This home is the perfect combination of comfort, functionality, and tranquility. Whether you're enjoying the cozy interiors or spending time outdoors on your private lot, this property is sure to impress.

20. 2025-01-26
    historical Active Option Contract 768-char remark

    Show marketing remark (768 chars)

    Nestled on a sprawling 1.78-acre lot, this charming 3-bedroom, 2-bathroom home offers a perfect blend of comfort, space, and privacy.Each of the three bedrooms is generously sized, with the master suite featuring an en-suite bathroom for added privacy and convenience. Outside, the expansive 1.78-acre lot provides endless possibilities, whether you're looking to create a beautiful garden, add a pool, or enjoy outdoor activities. The large yard offers plenty of room for play and exploration, and the peaceful surroundings make it an ideal spot to unwind. This home is the perfect combination of comfort, functionality, and tranquility. Whether you're enjoying the cozy interiors or spending time outdoors on your private lot, this property is sure to impress.

21. 2024-11-07
    listed $290,000 Active 768-char remark

    Show marketing remark (768 chars)

    Nestled on a sprawling 1.78-acre lot, this charming 3-bedroom, 2-bathroom home offers a perfect blend of comfort, space, and privacy.Each of the three bedrooms is generously sized, with the master suite featuring an en-suite bathroom for added privacy and convenience. Outside, the expansive 1.78-acre lot provides endless possibilities, whether you're looking to create a beautiful garden, add a pool, or enjoy outdoor activities. The large yard offers plenty of room for play and exploration, and the peaceful surroundings make it an ideal spot to unwind. This home is the perfect combination of comfort, functionality, and tranquility. Whether you're enjoying the cozy interiors or spending time outdoors on your private lot, this property is sure to impress.

22. 2024-07-02
    historical
23. 2023-12-11
    price $280,000
24. 2023-12-11
    status Active
25. 2023-06-22
    status Active
26. 2023-02-10
    price $298,000
27. 2022-08-10
    listed $315,000 Active
28. 2019-12-01
    historical
29. 2019-09-07
    price $170,000
30. 2019-06-06
    price $179,500
31. 2019-05-26
    listed $185,000 Active
32. 2012-04-02
    historical
33. 2012-02-24
    price $110,000
34. 2012-01-02
    listed $95,000 Active
35. 2011-09-01
    soldstatus
36. 2011-07-31
    historical
37. 2011-06-20
    price $34,000 Active
38. 2011-06-20
    status Active
39. 2011-06-20
    historical
40. 2011-06-01
    listed $30,000 Active
41. 2011-05-25
    historical
42. 2011-03-30
    listed $30,000 Active
43. 2011-03-29
    historical
44. 2011-03-15
    price $30,000
45. 2011-02-25
    listed $42,900 Active
46. 2008-09-25
    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: $3,924 · $327/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$1,200/yr (+$100/mo · 30.6%)

ⓘ 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 ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $35,400
• − Mortgage interest: −$15,684
• − Property taxes: −$3,924
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$8,145
• Taxable income: $583
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $4,882/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kemp

• Score: 64/100
• State rank: #817
• US rank: #14816

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

• Population (ZIP): 23,301

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 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

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: ▼ -64.48%
• Current HPI: 261.3091
• 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

+552.7% since first listed

32 events — show timeline

• 2026-02-26 Price Changed $280,000 NTREIS
• 2025-11-13 Price Changed $285,000 NTREIS
• 2025-07-29 Relisted — NTREIS
• 2025-03-14 Pending — NTREIS
• 2025-03-13 Relisted — NTREIS
• 2025-01-26 Contingent — NTREIS
• 2024-11-07 Listed $290,000 NTREIS
• 2024-07-02 Listing Removed — NTREIS
• 2023-12-11 Price Changed $280,000 NTREIS
• 2023-12-11 Relisted — NTREIS
• 2023-06-22 Relisted — NTREIS
• 2023-02-10 Price Changed $298,000 NTREIS
• 2022-08-10 Listed $315,000 NTREIS
• 2019-12-01 Listing Removed — NTREIS
• 2019-09-07 Price Changed $170,000 NTREIS
• 2019-06-06 Price Changed $179,500 NTREIS
• 2019-05-26 Listed $185,000 NTREIS
• 2012-04-02 Listing Removed — NTREIS
• 2012-02-24 Price Changed $110,000 NTREIS
• 2012-01-02 Listed $95,000 NTREIS
• 2011-09-01 Sold (Public Records) — Public Records
• 2011-07-31 Listing Removed — NTREIS
• 2011-06-20 Relisted — NTREIS
• 2011-06-20 Price Changed $34,000 NTREIS
• 2011-06-20 Listing Removed — NTREIS
• 2011-06-01 Listed $30,000 NTREIS
• 2011-05-25 Listing Removed — NTREIS
• 2011-03-30 Listed $30,000 NTREIS
• 2011-03-29 Listing Removed — NTREIS
• 2011-03-15 Price Changed $30,000 NTREIS
• 2011-02-25 Listed $42,900 NTREIS
• 2008-09-25 Sold (Public Records) — Public Records

Property tax history

+15.2%/yr

Latest (2025): $3,924 · +11.2% YoY. Source: county tax records.