603 Highway 147 · Broaddus, TX 75929

$64,500

1 bd · 1.0 ba · 1,400 sqft · SingleFamily · 375 Days on market

Poor condition $46/sqft · 75% below area ↓ 28% 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
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

Key facts

• Kitchen area
• Bathroom
• Listed 374 days

Tags

• KITCHEN AREA
• BATHROOM
• MINUTES FROM LAKE SAM RAYBURN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $64k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#844 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Broaddus ISD (rural): math 47% / reading 37% proficiency, ranked #400 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 2 units permitted in San Augustine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($446 loan paydown + $6k appreciation (9.3% local appreciation)).
• San Augustine County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $254,098
• List price: $64,500
• Delta: -74.62%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

9.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.4%
• Equity multiple: 4.00×
• Total profit: $54,121
• Equity at exit: $54,718

10-year hold

• IRR: 35.3%
• Equity multiple: 8.82×
• Total profit: $141,266
• Equity at exit: $114,573

Cash invested: $18,060 (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 75929

• Home prices YoY: 5.6%
• Active inventory: 92
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $348

Break-even live

Break-even rent $564

Max offer price $64,500

Occupancy floor 60%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $64,500 Active 375 DOM
2. 2026-06-17
   days on market $64,500 Active 374 DOM
3. 2026-06-16
   days on market $64,500 Active 373 DOM
4. 2026-06-15
   days on market $64,500 Active 372 DOM
5. 2026-06-13
   days on market $64,500 Active 370 DOM
6. 2026-06-12
   days on market $64,500 Active 369 DOM
7. 2026-06-09
   days on market $64,500 Active 366 DOM
8. 2026-06-08
   days on market $64,500 Active 365 DOM
9. 2026-06-08
   days on market $64,500 Active 364 DOM
10. 2026-06-07
    days on market $64,500 Active 363 DOM
11. 2026-06-03
    days on market $64,500 Active 360 DOM
12. 2026-06-02
    days on market $64,500 Active 359 DOM
13. 2026-06-01
    days on market $64,500 Active 358 DOM
14. 2026-05-31
    days on market $64,500 Active 357 DOM
15. 2025-12-08
    price $64,500 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

16. 2025-11-03
    status Active 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

17. 2025-11-03
    price $65,000 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

18. 2025-10-26
    historical Active Under Contract 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

19. 2025-09-30
    price $70,000 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

20. 2025-09-01
    price $80,000 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

21. 2025-07-31
    price $85,000 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

22. 2025-06-08
    listed $90,000 Active 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

23. 2025-06-08
    listed $64,500 Active 582-char remark

    Show marketing remark (582 chars)

    Great Opportunity on Highway 147 – Near Lake Sam Rayburn. Located right on the main strip of Highway 147, this property offers high visibility and convenient access, making it a great spot for a variety of uses. Previously a successful tackle shop and most recently a beauty salon, it includes a kitchen area and bathroom, opening the door for use as a shop, office space, or even an Airbnb. Just minutes from Lake Sam Rayburn, this would be a smart investment for anyone looking to serve lake traffic or create a short-term rental. Bring your ideas and make it what you need!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $12,056
• − Mortgage interest: −$3,613
• − Property taxes: −$968
• − Insurance: −$322
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,876
• Taxable income: $3,348
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $3,372/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to code and improve its condition. Significant repairs and updates are needed to make it move-in ready.

Repairs flagged

• Major Exposed wiring — Safety hazard
• Major Missing cabinets — Functionality and aesthetics
• Major Outdated appliances — Aesthetics and functionality
• Major Worn shower curtain — Safety and aesthetics
• Major Outdated fixtures — Safety and aesthetics
• Major Weathered siding — Safety and aesthetics
• Major Missing signage — Safety and aesthetics
• Major Worn linoleum — Safety and aesthetics
• Major Exposed subfloor — Safety and aesthetics
• Major Worn paint — Safety and aesthetics
• Major Exposed drywall — Safety and aesthetics
• Major Exposed wiring — Safety and aesthetics
• Major Missing HVAC unit — Safety and aesthetics

Value-add opportunities

• Both New signage — Improves curb appeal and visibility
• Both New wiring and electrical system — Ensures safety and functionality
• Both New cabinets and appliances — Enhances functionality and aesthetics
• Both New shower curtain and fixtures — Improves safety and aesthetics
• Both New flooring and subfloor — Ensures safety and aesthetics
• Both New paint and drywall — Improves safety and aesthetics
• Both New HVAC unit — Ensures safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring · Safety hazard	Major	$15,000–50,000
Missing cabinets · Functionality and aesthetics	Major	$15,000–50,000
Outdated appliances · Aesthetics and functionality	Major	$15,000–50,000
Worn shower curtain · Safety and aesthetics	Major	$15,000–50,000
Outdated fixtures · Safety and aesthetics	Major	$15,000–50,000
Weathered siding · Safety and aesthetics	Major	$15,000–50,000
Missing signage · Safety and aesthetics	Major	$15,000–50,000
Worn linoleum · Safety and aesthetics	Major	$15,000–50,000
Exposed subfloor · Safety and aesthetics	Major	$15,000–50,000
Worn paint · Safety and aesthetics	Major	$15,000–50,000
Exposed drywall · Safety and aesthetics	Major	$15,000–50,000
Exposed wiring · Safety and aesthetics	Major	$15,000–50,000
Missing HVAC unit · Safety and aesthetics	Major	$15,000–50,000
Total estimated repair cost · 13 items		$195,000–650,000

Value-add ROI direction

• Both New signage — Improves curb appeal and visibility ↑
• Both New wiring and electrical system — Ensures safety and functionality ↑
• Both New cabinets and appliances — Enhances functionality and aesthetics ↑
• Both New shower curtain and fixtures — Improves safety and aesthetics ↑
• Both New flooring and subfloor — Ensures safety and aesthetics ↑
• Both New paint and drywall — Improves safety and aesthetics ↑
• Both New HVAC unit — Ensures safety and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Broaddus ISD
• NCES district ID: 4811430
• Math proficiency: 47% ▲ 7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $33,033
• Composite: 34.58/100
• National rank: #5166
• State rank: #400 of 826 in TX

Livability — Broaddus

• Score: 63/100
• State rank: #844
• US rank: #15273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broaddus, TX
• Population (ZIP): 1,440

Population outlook (San Augustine County) Hauer SSP2

• Today (2025): 7,544 people
• By 2030: 7,094 · -6.0%
• By 2040: 6,327 · -16.1%
• By 2050: 5,645 · -25.2%
• By 2075: 4,447 · -41.1%
• By 2100: 3,299 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 5% Slovak 2% Portuguese 1%

Political lean MEDSL · San Augustine

• 2024 margin: Solid R (+56.3) · D 21.6% · R 77.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -27.3pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+50.6 2016: R+48.1 2012: R+34.6 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.27%
• Current HPI: 173.6378
• 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

-28.3% since first listed

9 events — show timeline

• 2025-12-08 Price Changed $64,500 HARMLS
• 2025-11-03 Relisted — HARMLS
• 2025-11-03 Price Changed $65,000 HARMLS
• 2025-10-26 Contingent — HARMLS
• 2025-09-30 Price Changed $70,000 HARMLS
• 2025-09-01 Price Changed $80,000 HARMLS
• 2025-07-31 Price Changed $85,000 HARMLS
• 2025-06-08 Listed $64,500 Deep East Texas MLS
• 2025-06-08 Listed $90,000 HARMLS