703 E Terrell Ave · Crockett, TX 75835

$85,000

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 60 Days on market

Built 1912 10,062 sqft lot $68/sqft · 32% below area Est $126k · 32% under ↓ 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT DEAL IN THE HEART OF CROCKETT, TX! This three bedroom, one bath cottage style home is on a spacious lot close to schools and shopping. The central heating unit is 3-years old and it has a new hot water heater. The home has wood siding and a metal roof. It has a large laundry room. A storage building is included with the property. The backyard is spacious with shade trees and room for gardening. This home has a lot of potential. With a little TLC, it could be a beautiful place to call home. If you are looking for a starter home or rental investment property, this may be the one for you! Priced to sell! Call today for an appointment.

Key facts

• Metal roof
• New hot water heater
• Spacious lot

Tags

• SPACIOUS LOT
• CENTRAL HEATING UNIT
• NEW HOT WATER HEATER
• VINYL SIDING
• METAL ROOF
• LARGE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.3% in Crockett — 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 61/100 on livability (#1,005 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Crockett ISD (town): math 22% / reading 28% proficiency, ranked #736 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.18% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $125,819
• List price: $85,000
• Delta: -32.44%
• 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
802 E Terrell Ave	0.13mi	3/2.0	1,156 (-8%)	1mo	$179,000	$155	80
1002 E Redbud Ave	0.33mi	2/2.0 (-1)	1,240 (-1%)	11mo	$129,500	$104	68
803 Wolley Cir	0.17mi	3/1.5	1,139 (-9%)	10mo	$129,800	$114	67
909 Overstreet Cir	0.25mi	4/2.0 (+1)	1,275 (+2%)	17mo	$139,000	$109	66
511 N 6th St	0.18mi	3/2.0	1,380 (+10%)	14mo	$219,000	$159	63
802&804 E Goliad Ave	0.48mi	2/1.0 (-1)	1,296 (+3%)	1mo	$245,000	$189	62
227 Woodland Cir	0.60mi	3/1.0	1,194 (-5%)	2mo	$149,000	$125	59
207 Valley Ln	0.52mi	3/1.5	1,107 (-12%)	5mo	$129,000	$117	50
106 Rosewood Dr	0.64mi	3/2.0	1,422 (+13%)	3mo	$229,000	$161	45
102 Rosewood Dr	0.68mi	2/2.0 (-1)	1,416 (+13%)	2mo	$135,000	$95	40
104 Lakeway Dr	0.72mi	3/1.5	1,387 (+11%)	14mo	$179,500	$129	36
103 El Camino Dr	0.64mi	2/2.0 (-1)	1,104 (-12%)	12mo	$140,000	$127	35

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,264
• Equity at exit: $12,674

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $20,458
• Equity at exit: $7,349

Cash invested: $23,800 (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 75835

• Home prices YoY: -15.8%
• Active inventory: 277
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $236

Break-even live

Break-even rent $707

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $284	-5% $260	+0% $236	+5% $212	+10% $188
Rent	-10% $157	-5% $196	+0% $236	+5% $276	+10% $316
Rate	-1.0pp $279	-0.5pp $258	base $236	+0.5pp $214	+1.0pp $192

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 N Gordon Dr Unit A Crockett, TX	2.0	1.0	980	$900	$0.92	45d	1	0.45mi
2109 E Goliad Ave Crockett, TX	2.0	1.0	1348	$1,300	$0.96	45d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $85,000 Active 60 DOM
2. 2026-06-21
   days on market $85,000 Active 59 DOM
3. 2026-06-18
   days on market $85,000 Active 57 DOM
4. 2026-06-17
   days on market $85,000 Active 56 DOM
5. 2026-06-16
   days on market $85,000 Active 55 DOM
6. 2026-06-15
   days on market $85,000 Active 54 DOM
7. 2026-06-13
   days on market $85,000 Active 52 DOM
8. 2026-06-12
   days on market $85,000 Active 51 DOM
9. 2026-06-09
   days on market $85,000 Active 48 DOM
10. 2026-06-08
    days on market $85,000 Active 47 DOM
11. 2026-06-08
    days on market $85,000 Active 46 DOM
12. 2026-06-07
    days on market $85,000 Active 45 DOM
13. 2026-06-03
    days on market $85,000 Active 42 DOM
14. 2026-06-02
    days on market $85,000 Active 41 DOM
15. 2026-06-01
    days on market $85,000 Active 40 DOM
16. 2026-05-31
    days on market $85,000 Active 39 DOM
17. 2026-04-22
    listed $85,000 Active 645-char remark

    Show marketing remark (645 chars)

    GREAT DEAL IN THE HEART OF CROCKETT, TX! This three bedroom, one bath cottage style home is on a spacious lot close to schools and shopping. The central heating unit is 3-years old and it has a new hot water heater. The home has wood siding and a metal roof. It has a large laundry room. A storage building is included with the property. The backyard is spacious with shade trees and room for gardening. This home has a lot of potential. With a little TLC, it could be a beautiful place to call home. If you are looking for a starter home or rental investment property, this may be the one for you! Priced to sell! Call today for an appointment.

18. 2026-04-22
    listed $85,000 Active 645-char remark

    Show marketing remark (645 chars)

    GREAT DEAL IN THE HEART OF CROCKETT, TX! This three bedroom, one bath cottage style home is on a spacious lot close to schools and shopping. The central heating unit is 3-years old and it has a new hot water heater. The home has wood siding and a metal roof. It has a large laundry room. A storage building is included with the property. The backyard is spacious with shade trees and room for gardening. This home has a lot of potential. With a little TLC, it could be a beautiful place to call home. If you are looking for a starter home or rental investment property, this may be the one for you! Priced to sell! Call today for an appointment.

19. 2026-04-20
    price $85,000
20. 2026-04-20
    historical
21. 2026-02-09
    status Active
22. 2025-03-17
    price $89,900
23. 2025-03-17
    price $89,900
24. 2025-03-17
    price $89,900
25. 2024-10-23
    listed $95,000 Active
26. 2024-10-23
    listed $95,000 Active
27. 2024-10-23
    listed $95,000 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: $927 · $77/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$628/yr (+$52/mo · 67.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°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: $12,069
• − Mortgage interest: −$4,761
• − Property taxes: −$927
• − Insurance: −$425
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,473
• Taxable income: $1,552
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,461/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: Crockett ISD
• NCES district ID: 4815720
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $26,917
• Composite: 19.83/100
• National rank: #8699
• State rank: #736 of 826 in TX

Livability — Crockett

• Score: 61/100
• State rank: #1005
• US rank: #17855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, TX
• Population (ZIP): 11,805

Population outlook (Houston County) Hauer SSP2

• Today (2025): 21,269 people
• By 2030: 20,568 · -3.3%
• By 2040: 19,255 · -9.5%
• By 2050: 17,980 · -15.5%
• By 2075: 15,214 · -28.5%
• By 2100: 11,720 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -37.3pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+50.3 2016: R+50.9 2012: R+44.3 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.03%
• Current HPI: 149.4937
• 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

-10.5% since first listed

11 events — show timeline

• 2026-04-22 Listed $85,000 Deep East Texas MLS
• 2026-04-22 Listed $85,000 HARMLS
• 2026-04-20 Price Changed $85,000 GTAR
• 2026-04-20 Listing Removed — HARMLS
• 2026-02-09 Relisted — Deep East Texas MLS
• 2025-03-17 Price Changed $89,900 HARMLS
• 2025-03-17 Price Changed $89,900 Deep East Texas MLS
• 2025-03-17 Price Changed $89,900 GTAR
• 2024-10-23 Listed $95,000 Deep East Texas MLS
• 2024-10-23 Listed $95,000 GTAR
• 2024-10-23 Listed $95,000 HARMLS

Property tax history

+8.7%/yr

Latest (2025): $927 · +0.1% YoY. Source: county tax records.