1824 County Road 1265 · Center, TX 75935

$40,500

2 bd · 2.0 ba · 896 sqft · SingleFamily public records · 70 Days on market

Built 1975 3.00 ac lot ↓ 11% 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
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking to start investing this is one for you! Whether you're wanting to revamp this cute country home on 3 acres in the country or make the most out of the acreage outside of city limits. There are lots of great options with this one! Schedule a showing to see what all potential this one has to offer! This property may qualify for Seller Financing. (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. Property is being sold AS IS. Seller will not complete any repairs to the subject property, either lender or buyer requested.

Key facts

• Country home
• 3 acres
• 3 acre lot

Tags

• COUNTRY HOME
• 3 ACRES
• OUTSIDE OF CITY LIMITS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,271 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Center ISD (town): math 41% / reading 38% proficiency, ranked #448 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 1 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $280 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Shelby County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,070 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.01% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.26%
• DSCR: 2.44
• GRM: 4.2

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: 27.4%
• Equity multiple: 2.14×
• Total profit: $12,902
• Equity at exit: $6,039

10-year hold

• IRR: 34.9%
• Equity multiple: 4.21×
• Total profit: $36,429
• Equity at exit: $3,502

Cash invested: $11,340 (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 75935

• Active inventory: 105
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$212
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $305

Break-even live

Break-even rent $426

Max offer price $40,500

Occupancy floor 57%

Sensitivity live

Price	-10% $328	-5% $316	+0% $305	+5% $293	+10% $282
Rent	-10% $241	-5% $273	+0% $305	+5% $337	+10% $369
Rate	-1.0pp $325	-0.5pp $315	base $305	+0.5pp $294	+1.0pp $284

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: $10,125
• Closing costs: $1,215
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   days on market $40,500 Active 70 DOM
2. 2026-06-02
   days on market $40,500 Active 69 DOM
3. 2026-06-01
   days on market $40,500 Active 68 DOM
4. 2026-05-31
   days on market $40,500 Active 67 DOM
5. 2026-05-19
   status Active 572-char remark

   Show marketing remark (572 chars)

   If you're looking to start investing this is one for you! Whether you're wanting to revamp this cute country home on 3 acres in the country or make the most out of the acreage outside of city limits. There are lots of great options with this one! Schedule a showing to see what all potential this one has to offer! This property may qualify for Seller Financing. (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. Property is being sold AS IS. Seller will not complete any repairs to the subject property, either lender or buyer requested.

6. 2026-05-11
   status Pending 572-char remark

   Show marketing remark (572 chars)

   If you're looking to start investing this is one for you! Whether you're wanting to revamp this cute country home on 3 acres in the country or make the most out of the acreage outside of city limits. There are lots of great options with this one! Schedule a showing to see what all potential this one has to offer! This property may qualify for Seller Financing. (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. Property is being sold AS IS. Seller will not complete any repairs to the subject property, either lender or buyer requested.

7. 2026-04-24
   price $40,500 572-char remark

   Show marketing remark (572 chars)

   If you're looking to start investing this is one for you! Whether you're wanting to revamp this cute country home on 3 acres in the country or make the most out of the acreage outside of city limits. There are lots of great options with this one! Schedule a showing to see what all potential this one has to offer! This property may qualify for Seller Financing. (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. Property is being sold AS IS. Seller will not complete any repairs to the subject property, either lender or buyer requested.

8. 2026-03-17
   listed $45,500 Active 572-char remark

   Show marketing remark (572 chars)

   If you're looking to start investing this is one for you! Whether you're wanting to revamp this cute country home on 3 acres in the country or make the most out of the acreage outside of city limits. There are lots of great options with this one! Schedule a showing to see what all potential this one has to offer! This property may qualify for Seller Financing. (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. Property is being sold AS IS. Seller will not complete any repairs to the subject property, either lender or buyer requested.

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $1,291 · $108/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,747
• − Mortgage interest: −$2,269
• − Property taxes: −$1,291
• − Insurance: −$202
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$1,178
• Taxable income: $3,248
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $2,879/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: Center ISD
• NCES district ID: 4813320
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $35,634
• Composite: 32.73/100
• National rank: #5641
• State rank: #448 of 826 in TX

Livability — Center

• Score: 57/100
• State rank: #1271
• US rank: #22089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,651

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 25,199 people
• By 2030: 24,986 · -0.8%
• By 2040: 24,646 · -2.2%
• By 2050: 24,144 · -4.2%
• By 2075: 22,328 · -11.4%
• By 2100: 18,734 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 24% Black 16% Two or more races 5% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.6) · D 17.5% · R 82.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -44.3pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+58.6 2016: R+59.7 2012: R+49.1 2008: R+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.76%
• Current HPI: 132.8279
• 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

-11.0% since first listed

4 events — show timeline

• 2026-05-19 Relisted — Deep East Texas MLS
• 2026-05-11 Pending — Deep East Texas MLS
• 2026-04-24 Price Changed $40,500 Deep East Texas MLS
• 2026-03-17 Listed $45,500 Deep East Texas MLS

Property tax history

+5.7%/yr

Latest (2025): $1,291 · +17.8% YoY. Source: county tax records.