114 Main St · Daisetta, TX 77564

$300,000

8 bd · 2.0 ba · 4,304 sqft · MultiFamily · 159 Days on market

Built 1987 Fair condition 0.45 ac lot

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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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

With over 4,300 square feet of space on Main Street, this property is a versatile investment opportunity. Currently set up as an income-producing duplex with spacious units, it offers plenty of parking including a 2 stall garage with its own HVAC system. Featuring three entrances, 3 HVAC systems, 3 Electric Meters, and 2 Generators, the possibilities are endless. Unit A boasts 4 Bedrooms and 2 Baths, while Unit B offers 7 bedrooms, 2 baths, 2 Living Areas, and an open concept kitchen. Convert to a Triplex or Quad for added potential. Ideal for offices or multi-generational living.

Key facts

• Plenty of parking
• Two generators
• Three hvac systems

Tags

• INCOME PRODUCING DUPLEX
• PLENTY OF PARKING
• THREE ENTRANCES
• THREE HVAC SYSTEMS
• THREE ELECTRIC METERS
• TWO GENERATORS

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $300k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive. Per door: $120/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (2.4% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#978 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Hull-Daisetta ISD (rural): math 36% / reading 29% proficiency, ranked #949 of 1,141 in TX (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Liberty County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 8.5

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: 10.7%
• Equity multiple: 1.61×
• Total profit: $51,462
• Equity at exit: $134,893

10-year hold

• IRR: 13.0%
• Equity multiple: 2.93×
• Total profit: $161,895
• Equity at exit: $207,886

Cash invested: $84,000 (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 77564

• Active inventory: 41
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $2,928 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $240

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 87%

Sensitivity live

Price	-10% $447	-5% $344	+0% $240	+5% $136	+10% $33
Rent	-10% $9	-5% $124	+0% $240	+5% $356	+10% $471
Rate	-1.0pp $391	-0.5pp $316	base $240	+0.5pp $162	+1.0pp $83

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$2,928
Total (2 units)			$2,928

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $300,000 Active 159 DOM
2. 2026-06-18
   days on market $300,000 Active 157 DOM
3. 2026-06-17
   days on market $300,000 Active 156 DOM
4. 2026-06-16
   days on market $300,000 Active 155 DOM
5. 2026-06-15
   days on market $300,000 Active 154 DOM
6. 2026-06-13
   days on market $300,000 Active 152 DOM
7. 2026-06-12
   days on market $300,000 Active 151 DOM
8. 2026-06-10
   days on market $300,000 Active 148 DOM
9. 2026-06-08
   days on market $300,000 Active 147 DOM
10. 2026-06-08
    days on market $300,000 Active 146 DOM
11. 2026-06-05
    days on market $300,000 Active 144 DOM
12. 2026-06-03
    days on market $300,000 Active 142 DOM
13. 2026-06-02
    days on market $300,000 Active 141 DOM
14. 2026-06-01
    days on market $300,000 Active 140 DOM
15. 2026-05-31
    days on market $300,000 Active 139 DOM
16. 2026-01-12
    listed $300,000 Active 587-char remark

    Show marketing remark (587 chars)

    With over 4,300 square feet of space on Main Street, this property is a versatile investment opportunity. Currently set up as an income-producing duplex with spacious units, it offers plenty of parking including a 2 stall garage with its own HVAC system. Featuring three entrances, 3 HVAC systems, 3 Electric Meters, and 2 Generators, the possibilities are endless. Unit A boasts 4 Bedrooms and 2 Baths, while Unit B offers 7 bedrooms, 2 baths, 2 Living Areas, and an open concept kitchen. Convert to a Triplex or Quad for added potential. Ideal for offices or multi-generational living.

17. 2024-07-02
    historical $1,700
18. 2024-07-02
    historical $1,700
19. 2024-05-06
    listed $1,700
20. 2024-04-13
    listed $1,300

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

Taxation est. · year 1

• Rental income: $35,136
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,811
• − Management: −$2,811
• − Depreciation: −$8,727
• Taxable loss: −$2,018
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $3,363/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

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and value. Focus on updating the kitchen and bathrooms, and painting the interior for a fresh look.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Minor Bathroom grout — Visible lines

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Seal and clean grout lines — Maintains cleanliness and prevents future damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom grout · Visible lines	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Seal and clean grout lines — Maintains cleanliness and prevents future damage ↑

ⓘ 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: Hull-Daisetta ISD
• NCES district ID: 4823880
• Math proficiency: 36% ▲ 2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $46,028
• Composite: 30.64/100
• National rank: #11445
• State rank: #949 of 1141 in TX

Livability — Daisetta

• Score: 61/100
• State rank: #978
• US rank: #17350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daisetta, TX
• Population (ZIP): 1,876

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 87,956 people
• By 2030: 92,161 · +4.8%
• By 2040: 100,784 · +14.6%
• By 2050: 109,471 · +24.5%
• By 2075: 133,470 · +51.7%
• By 2100: 147,372 · +67.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 12% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+61.6) · D 19.0% · R 80.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -43.7pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.7 2016: R+58.0 2012: R+53.3 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+22976.9% since first listed

5 events — show timeline

• 2026-01-12 Listed $300,000 HARMLS
• 2024-07-02 Rental Removed $1,700 HARMLS
• 2024-07-02 Rental Removed $1,700 HARMLS
• 2024-05-06 Listed for Rent $1,700 HARMLS
• 2024-04-13 Listed for Rent $1,300 HARMLS