803 Ripley St · Ennis, TX 75119

$152,900

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 28 Days on market

Built 1969 8,450 sqft lot $104/sqft · 43% below area Est $268k · 43% under

---

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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.8/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming fixer-upper located on a quiet street in the small town of Ennis, Texas—home of the famous Ennis Bluebonnet Trails Festival, local shops, dining, and small-town charm. This 3-bedroom, 2 full bath home offers great potential for an investor or first-time homebuyer not afraid of a little work and ready to make it their own. Conveniently located close to schools, shopping, and everyday amenities while still enjoying a peaceful neighborhood setting. Less than an hour from Dallas and Fort Worth, making for an easy commute or weekend getaway from the city. With a little vision and TLC, this property could truly shine. Buyer and buyer’s agent to verify all information.

Key facts

• Quiet street
• Close to schools
• Easy commute

Tags

• QUIET STREET
• PEACEFUL NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• EASY COMMUTE

Property features AI

Exterior

• Parking: Attached garage; 2 covered parking spaces (garage)
• Security: Security system
• Utilities: Electricity available and connected; Public water available and connected; Public sewer connected
• Home design: Single-story home; Faces east; Resale property
• Construction: Cement siding; Composition roof; Block foundation; Built per public records
• Exterior features: Private yard; Covered front porch; Many trees; Back yard privacy fencing

Interior

• Kitchen: Dishwasher; Granite counters; Eat-in kitchen; Breakfast bar; Pantry
• Bedrooms: 3 main-level bedrooms; Main level primary
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Granite counters; Pantry; Storage; Soaking tub; Natural woodwork; Storm windows
• Laundry & utility: Laundry closet and laundry room on main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $151k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.5% in Ennis — 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 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 363 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 39% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,606 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.13% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 7.4

CMA / ARV

• ARV (median comp): $267,527
• List price: $152,900
• Delta: -40.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Washington St	0.31mi	3/2.0	1,404 (-5%)	1mo	$260,000	$185	76
801 E Tyler St	0.10mi	3/2.0	1,384 (-6%)	10mo	$290,000	$210	76
206 E Belknap St	0.37mi	3/1.0	1,442 (-2%)	4mo	$175,000	$121	72
1308 N Kaufman St	0.42mi	3/2.0	1,394 (-6%)	1mo	$195,000	$140	70
705 E Denton St	0.17mi	3/2.0	1,627 (+10%)	7mo	$298,000	$183	69
1308 Daffan Ave	0.38mi	4/2.0 (+1)	1,550 (+5%)	4mo	$260,000	$168	65
603 N Mckinney St	0.58mi	3/2.0	1,593 (+8%)	5mo	$178,200	$112	56
907 W Main St	0.44mi	3/1.0	1,326 (-10%)	10mo	$68,000	$51	50
609 N Sherman St	0.64mi	3/2.0	1,308 (-11%)	8mo	$299,000	$229	44
804 N Mckinney St	0.54mi	2/1.0 (-1)	1,316 (-11%)	8mo	$206,000	$157	41
121 Highland Dr	0.75mi	3/1.5	1,304 (-12%)	10mo	$199,999	$153	36
409 S Paris St	0.71mi	2/1.0 (-1)	1,320 (-11%)	10mo	$215,000	$163	32

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-15,293
• Equity at exit: $22,798

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,005
• Equity at exit: $13,220

Cash invested: $42,812 (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 75119

• Rents YoY: 3.0%
• Active inventory: 363
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$802
• Tax from tax record: −$351 /mo · $4,215/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $148

Break-even live

Break-even rent $1,540

Max offer price $152,900

Occupancy floor 86%

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: $38,225
• Closing costs: $4,587
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 E Belknap St Ennis, TX	3.0	1.0	1442	$1,700	$1.18	43d	1	0.39mi
205 W Gilmer St Ennis, TX	2.0	1.0	1052	$1,495	$1.42	12d	1	0.52mi
205 W Gilmer St Ennis, TX	2.0	1.0	1052	$1,400	$1.33	7d	1	0.52mi
110 W Knox St Unit 202 Ennis, TX	2.0	1.0	882	$1,400	$1.59	24d	1	0.62mi
2000 N Kaufman St Ennis, TX	1.0–3.0	1.0	821	$1,300	$1.58	1d	6	0.73mi
136 Highland Dr Ennis, TX	3.0	1.0	1181	$1,600	$1.35	43d	1	0.77mi
136 Highland Dr Ennis, TX	3.0	1.0	1181	$1,600	$1.35	12d	1	0.77mi
508 W Baylor St Apt B Ennis, TX	3.0	2.0	1260	$1,495	$1.19	22d	1	0.80mi
2001 Floyd St Ennis, TX	4.0	2.0	1350	$1,641	$1.22	1d	1	0.81mi
1203 N Clay St Unit 122 Ennis, TX	2.0	2.0	1000	$1,400	$1.40	43d	1	0.90mi
715 W Tyler St Unit 715 Ennis, TX	4.0	1.5	1000	$1,700	$1.70	43d	1	0.90mi
1309 N Clay St Ennis, TX	3.0	2.0	1609	$1,650	$1.03	1d	1	0.93mi
1050 E Burnett St Unit 1B Ennis, TX	3.0	2.0	1164	$1,595	$1.37	43d	1	0.93mi
910 W Knox St Unit B Ennis, TX	2.0	2.0	1248	$1,750	$1.40	43d	1	1.08mi
710 W Waco St Ennis, TX	3.0	2.0	1092	$1,750	$1.60	12d	1	1.16mi
517 Cherry Ln Ennis, TX	4.0	2.0	1440	$1,975	$1.37	12d	1	1.17mi
914 S Chatfield St Ennis, TX	2.0	2.0	948	$1,595	$1.68	6d	1	1.38mi
1500 W Baldridge St Ennis, TX	3.0	2.0	1602	$1,800	$1.12	43d	1	1.40mi
1409 Fantail Ln Ennis, TX	3.0	2.0	1346	$1,795	$1.33	43d	1	1.45mi
2402 Woodlawn Dr Ennis, TX	3.0	2.0	1752	$2,000	$1.14	22d	1	1.48mi

Listing history 27 events

1. 2026-06-15
   days on market $152,900 Active 28 DOM
2. 2026-06-13
   days on market $152,900 Active 26 DOM
3. 2026-06-09
   days on market $152,900 Active 22 DOM
4. 2026-06-08
   days on market $152,900 Active 21 DOM
5. 2026-06-07
   days on market $152,900 Active 20 DOM
6. 2026-06-04
   days on market $152,900 Active 17 DOM
7. 2026-06-03
   days on market $152,900 Active 16 DOM
8. 2026-06-02
   days on market $152,900 Active 15 DOM
9. 2026-06-01
   days on market $152,900 Active 14 DOM
10. 2026-05-31
    days on market $152,900 Active 13 DOM
11. 2026-05-18
    listed $159,900 Active 691-char remark
12. 2026-05-13
    listed $159,900 Active 691-char remark
13. 2026-05-13
    listed $159,900 Active
14. 2026-05-06
    listed $159,900 Active
15. 2021-02-09
    soldstatus
16. 2021-01-28
    soldstatus Sold
17. 2021-01-18
    status Pending
18. 2021-01-03
    historical Active Option Contract
19. 2020-12-28
    listed $145,000 Active
20. 2017-02-28
    soldstatus Sold
21. 2017-02-09
    status Pending
22. 2017-01-26
    status Active
23. 2017-01-11
    status Pending
24. 2016-12-23
    price $44,900
25. 2016-11-16
    price $54,900
26. 2016-10-14
    price $63,900
27. 2016-09-13
    listed $78,900 Active

ⓘ 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: $4,215 · $351/mo
• Projected year-2 tax: $4,215 · $351/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $20,736
• − Mortgage interest: −$8,565
• − Property taxes: −$4,215
• − Insurance: −$764
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$4,448
• Taxable loss: −$574
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,917/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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• 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

+93.8% since first listed

26 events — show timeline

• 2026-06-15 Listing Removed — HARMLS
• 2026-06-15 Listing Removed — CTXMLS
• 2026-06-06 Listing Removed — NTREIS
• 2026-06-05 Relisted — NTREIS
• 2026-06-02 Contingent — NTREIS
• 2026-05-25 Price Changed $152,900 NTREIS
• 2026-05-25 Price Changed — Unlock MLS
• 2026-05-25 Price Changed $152,900 HARMLS
• 2026-05-25 Price Changed $152,900 CTXMLS
• 2026-05-18 Listed — Unlock MLS
• 2026-05-13 Listed $159,900 HARMLS
• 2026-05-13 Listed $159,900 CTXMLS
• 2026-05-06 Listed $159,900 NTREIS
• 2021-02-09 Sold (Public Records) — Public Records
• 2021-01-28 Sold (MLS) — NTREIS
• 2021-01-18 Pending — NTREIS
• 2021-01-03 Contingent — NTREIS
• 2020-12-28 Listed $145,000 NTREIS
• 2017-02-28 Sold (MLS) — NTREIS
• 2017-02-09 Pending — NTREIS
• 2017-01-26 Relisted — NTREIS
• 2017-01-11 Pending — NTREIS
• 2016-12-23 Price Changed $44,900 NTREIS
• 2016-11-16 Price Changed $54,900 NTREIS
• 2016-10-14 Price Changed $63,900 NTREIS
• 2016-09-13 Listed $78,900 NTREIS

Property tax history

+8.3%/yr

Latest (2025): $4,215 · +1.3% YoY. Source: county tax records.