409 E Houston St · Mexia, TX 76667

$116,000

3 bd · 2.0 ba · 1,784 sqft · SingleFamily public records · 53 Days on market

Built 1957 7,492 sqft lot $65/sqft · 28% below area Est $162k · 28% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET AND DRASTICALLY REDUCED! CASH OR CONVENTIONAL LOAN ONLY!! REMODELED HOME NEAR PARK AND HOSPITAL! This remodeled home was taken down to the studs. New insulation, electric, plumbing, sheetrock, paint, trim, wood floors, carpet, Central Heat & Air, and a roof that is only 2 years old. When entering the home you find a large Family Room that has an open floorplan to a Dining area and a spacious Kitchen with lots of cabinets, granite countertops and a window to the yard. Each Bedroom is oversized and gives a family plenty of space. Outside you will find new siding with updated paint, a large covered back porch, a good sized yard with room for a barbeque area and or playground equipment, a storage shed. Enjoy Home Ownership with close proximity to the Mexia Splash Pad and Park, Mexia Ball Fields and Mexia Rodeo Grounds. Call today for your Showing! Tenant currently in home. Make appointment with Listing Agent.

Key facts

• New plumbing
• New paint
• New electric

Tags

• REMODELED HOME
• NEW INSULATION
• NEW ELECTRIC
• NEW PLUMBING
• NEW SHEETROCK
• NEW PAINT

🏷️ Possibly a rental listed for sale. The $116,000 price doesn't fit this home's estimated sale value (~$162,113) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $61 ($731/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.6% in Mexia — 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 68/100 on livability (#458 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, schools F, amenities F.
• Mexia ISD (town): math 22% / reading 32% proficiency, ranked #696 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 3.5% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,520 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

• ARV (median comp): $162,113
• List price: $116,000
• Delta: -28.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 E Tyler St	0.20mi	3/2.0	1,800 (+1%)	15mo	$199,000	$111	77
910 Varella	0.31mi	3/2.0	2,004 (+12%)	3mo	$159,000	$79	62
818 E Titus	0.62mi	3/2.0	1,600 (-10%)	4mo	$8,000	$5	50
407 S Herman St	0.63mi	3/2.0	1,568 (-12%)	0mo	$74,000	$47	50
908 E Titus St	0.69mi	3/2.0	2,040 (+14%)	1mo	$57,500	$28	43
200 Oakview Cir	0.67mi	2/2.0 (-1)	1,517 (-15%)	9mo	$242,000	$160	31

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-14,779
• Equity at exit: $17,296

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-7,318
• Equity at exit: $10,030

Cash invested: $32,480 (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 76667

• Home prices YoY: -8.9%
• Active inventory: 131
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$334 /mo · $4,005/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $61

Break-even live

Break-even rent $1,254

Max offer price $116,000

Occupancy floor 90%

Sensitivity live

Price	-10% $127	-5% $94	+0% $61	+5% $28	+10% $-5
Rent	-10% $-44	-5% $8	+0% $61	+5% $114	+10% $166
Rate	-1.0pp $119	-0.5pp $90	base $61	+0.5pp $31	+1.0pp $0

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $116,000 Active 53 DOM
2. 2026-06-18
   days on market $116,000 Active 51 DOM
3. 2026-06-18
   price $116,000 Active 50 DOM
4. 2026-06-17
   days on market $125,000 Active 50 DOM
5. 2026-06-16
   days on market $125,000 Active 49 DOM
6. 2026-06-15
   days on market $125,000 Active 48 DOM
7. 2026-06-15
   days on market $125,000 Active 47 DOM
8. 2026-06-13
   days on market $125,000 Active 46 DOM
9. 2026-06-12
   days on market $125,000 Active 45 DOM
10. 2026-06-10
    days on market $125,000 Active 42 DOM
11. 2026-06-08
    days on market $125,000 Active 41 DOM
12. 2026-06-08
    days on market $125,000 Active 40 DOM
13. 2026-06-07
    days on market $125,000 Active 39 DOM
14. 2026-06-03
    days on market $125,000 Active 36 DOM
15. 2026-06-02
    days on market $125,000 Active 35 DOM
16. 2026-06-01
    days on market $125,000 Active 34 DOM
17. 2026-05-31
    days on market $125,000 Active 33 DOM
18. 2026-05-15
    price $116,000 941-char remark

    Show marketing remark (941 chars)

    BACK ON THE MARKET AND DRASTICALLY REDUCED! CASH OR CONVENTIONAL LOAN ONLY!! REMODELED HOME NEAR PARK AND HOSPITAL! This remodeled home was taken down to the studs. New insulation, electric, plumbing, sheetrock, paint, trim, wood floors, carpet, Central Heat & Air, and a roof that is only 2 years old. When entering the home you find a large Family Room that has an open floorplan to a Dining area and a spacious Kitchen with lots of cabinets, granite countertops and a window to the yard. Each Bedroom is oversized and gives a family plenty of space. Outside you will find new siding with updated paint, a large covered back porch, a good sized yard with room for a barbeque area and or playground equipment, a storage shed. Enjoy Home Ownership with close proximity to the Mexia Splash Pad and Park, Mexia Ball Fields and Mexia Rodeo Grounds. Call today for your Showing! Tenant currently in home. Make appointment with Listing Agent.

19. 2026-05-15
    status Active 941-char remark

    Show marketing remark (941 chars)

    BACK ON THE MARKET AND DRASTICALLY REDUCED! CASH OR CONVENTIONAL LOAN ONLY!! REMODELED HOME NEAR PARK AND HOSPITAL! This remodeled home was taken down to the studs. New insulation, electric, plumbing, sheetrock, paint, trim, wood floors, carpet, Central Heat & Air, and a roof that is only 2 years old. When entering the home you find a large Family Room that has an open floorplan to a Dining area and a spacious Kitchen with lots of cabinets, granite countertops and a window to the yard. Each Bedroom is oversized and gives a family plenty of space. Outside you will find new siding with updated paint, a large covered back porch, a good sized yard with room for a barbeque area and or playground equipment, a storage shed. Enjoy Home Ownership with close proximity to the Mexia Splash Pad and Park, Mexia Ball Fields and Mexia Rodeo Grounds. Call today for your Showing! Tenant currently in home. Make appointment with Listing Agent.

20. 2026-04-13
    status Pending 941-char remark

    Show marketing remark (941 chars)

    BACK ON THE MARKET AND DRASTICALLY REDUCED! CASH OR CONVENTIONAL LOAN ONLY!! REMODELED HOME NEAR PARK AND HOSPITAL! This remodeled home was taken down to the studs. New insulation, electric, plumbing, sheetrock, paint, trim, wood floors, carpet, Central Heat & Air, and a roof that is only 2 years old. When entering the home you find a large Family Room that has an open floorplan to a Dining area and a spacious Kitchen with lots of cabinets, granite countertops and a window to the yard. Each Bedroom is oversized and gives a family plenty of space. Outside you will find new siding with updated paint, a large covered back porch, a good sized yard with room for a barbeque area and or playground equipment, a storage shed. Enjoy Home Ownership with close proximity to the Mexia Splash Pad and Park, Mexia Ball Fields and Mexia Rodeo Grounds. Call today for your Showing! Tenant currently in home. Make appointment with Listing Agent.

21. 2026-04-08
    historical Active Option Contract 941-char remark

    Show marketing remark (941 chars)

    BACK ON THE MARKET AND DRASTICALLY REDUCED! CASH OR CONVENTIONAL LOAN ONLY!! REMODELED HOME NEAR PARK AND HOSPITAL! This remodeled home was taken down to the studs. New insulation, electric, plumbing, sheetrock, paint, trim, wood floors, carpet, Central Heat & Air, and a roof that is only 2 years old. When entering the home you find a large Family Room that has an open floorplan to a Dining area and a spacious Kitchen with lots of cabinets, granite countertops and a window to the yard. Each Bedroom is oversized and gives a family plenty of space. Outside you will find new siding with updated paint, a large covered back porch, a good sized yard with room for a barbeque area and or playground equipment, a storage shed. Enjoy Home Ownership with close proximity to the Mexia Splash Pad and Park, Mexia Ball Fields and Mexia Rodeo Grounds. Call today for your Showing! Tenant currently in home. Make appointment with Listing Agent.

22. 2026-03-27
    listed $119,900 Active 941-char remark

    Show marketing remark (941 chars)

    BACK ON THE MARKET AND DRASTICALLY REDUCED! CASH OR CONVENTIONAL LOAN ONLY!! REMODELED HOME NEAR PARK AND HOSPITAL! This remodeled home was taken down to the studs. New insulation, electric, plumbing, sheetrock, paint, trim, wood floors, carpet, Central Heat & Air, and a roof that is only 2 years old. When entering the home you find a large Family Room that has an open floorplan to a Dining area and a spacious Kitchen with lots of cabinets, granite countertops and a window to the yard. Each Bedroom is oversized and gives a family plenty of space. Outside you will find new siding with updated paint, a large covered back porch, a good sized yard with room for a barbeque area and or playground equipment, a storage shed. Enjoy Home Ownership with close proximity to the Mexia Splash Pad and Park, Mexia Ball Fields and Mexia Rodeo Grounds. Call today for your Showing! Tenant currently in home. Make appointment with Listing Agent.

23. 2026-01-16
    historical
24. 2025-12-04
    price $135,000
25. 2025-11-22
    price $137,500
26. 2025-11-01
    listed $147,500 Active
27. 2025-10-31
    historical
28. 2025-10-31
    historical
29. 2025-09-20
    price $137,000
30. 2025-09-19
    price $137,000
31. 2025-09-19
    price
32. 2025-08-25
    price $147,000
33. 2025-08-25
    price $147,000
34. 2025-08-25
    price
35. 2025-07-28
    price $150,000
36. 2025-07-25
    price $150,000
37. 2025-07-25
    price
38. 2025-07-18
    price $157,000
39. 2025-07-18
    price $157,000
40. 2025-07-18
    price
41. 2025-07-07
    price $160,000
42. 2025-07-07
    price $160,000
43. 2025-07-07
    price
44. 2025-06-18
    price $170,000
45. 2025-06-18
    price $170,000
46. 2025-06-18
    price
47. 2025-05-27
    price $177,000
48. 2025-05-27
    price $177,000
49. 2025-05-27
    price
50. 2025-05-07
    price $180,000

ⓘ 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: $4,005 · $334/mo
• Projected year-2 tax: $4,005 · $334/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 ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $15,970
• − Mortgage interest: −$6,498
• − Property taxes: −$4,005
• − Insurance: −$580
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,375
• Taxable loss: −$1,043
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $982/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: Mexia ISD
• NCES district ID: 4830420
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $37,464
• Composite: 22.48/100
• National rank: #8101
• State rank: #696 of 826 in TX

Livability — Mexia

• Score: 68/100
• State rank: #458
• US rank: #9265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexia, TX
• Population (ZIP): 10,494

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 29% Two or more races 24% Black 21%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.91%
• Current HPI: 161.8191
• 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

+132.0% since first listed

52 events — show timeline

• 2026-05-15 Price Changed $116,000 NTREIS
• 2026-05-15 Relisted — NTREIS
• 2026-04-13 Pending — NTREIS
• 2026-04-08 Contingent — NTREIS
• 2026-03-27 Listed $119,900 NTREIS
• 2026-01-16 Listing Removed — NTREIS
• 2025-12-04 Price Changed $135,000 NTREIS
• 2025-11-22 Price Changed $137,500 NTREIS
• 2025-11-01 Listed $147,500 NTREIS
• 2025-10-31 Listing Removed — NTREIS
• 2025-10-31 Listing Removed — CTXMLS
• 2025-09-20 Price Changed $137,000 NTREIS
• 2025-09-19 Price Changed $137,000 CTXMLS
• 2025-09-19 Price Changed — Unlock MLS
• 2025-08-25 Price Changed $147,000 NTREIS
• 2025-08-25 Price Changed $147,000 CTXMLS
• 2025-08-25 Price Changed — Unlock MLS
• 2025-07-28 Price Changed $150,000 NTREIS
• 2025-07-25 Price Changed $150,000 CTXMLS
• 2025-07-25 Price Changed — Unlock MLS
• 2025-07-18 Price Changed $157,000 NTREIS
• 2025-07-18 Price Changed $157,000 CTXMLS
• 2025-07-18 Price Changed — Unlock MLS
• 2025-07-07 Price Changed $160,000 NTREIS
• 2025-07-07 Price Changed $160,000 CTXMLS
• 2025-07-07 Price Changed — Unlock MLS
• 2025-06-18 Price Changed $170,000 NTREIS
• 2025-06-18 Price Changed $170,000 CTXMLS
• 2025-06-18 Price Changed — Unlock MLS
• 2025-05-27 Price Changed $177,000 NTREIS
• 2025-05-27 Price Changed $177,000 CTXMLS
• 2025-05-27 Price Changed — Unlock MLS
• 2025-05-07 Price Changed $180,000 NTREIS
• 2025-05-07 Price Changed $180,000 CTXMLS
• 2025-05-07 Price Changed — Unlock MLS
• 2025-04-24 Price Changed $185,000 NTREIS
• 2025-04-24 Price Changed $185,000 CTXMLS
• 2025-04-24 Price Changed — Unlock MLS
• 2025-04-10 Listed — Unlock MLS
• 2025-04-08 Listed $195,000 NTREIS
• 2025-04-08 Listed $195,000 CTXMLS
• 2024-01-31 Sold (MLS) — NTREIS
• 2024-01-09 Sold (Public Records) — Public Records
• 2023-12-14 Pending — NTREIS
• 2023-12-05 Price Changed $19,999 NTREIS
• 2023-11-30 Price Changed $24,000 NTREIS
• 2023-11-28 Price Changed $28,000 NTREIS
• 2023-11-20 Price Changed $32,000 NTREIS
• 2023-11-14 Price Changed $40,000 NTREIS
• 2023-11-09 Listed $50,000 NTREIS
• 1996-04-04 Sold (Public Records) — Public Records
• 1983-05-12 Sold (Public Records) — Public Records

Property tax history

+18.3%/yr

Latest (2025): $4,005 · +235.0% YoY. Source: county tax records.