108 Laroe St · Terrell, TX 75160

$139,900

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 15 Days on market

Built 1947 8,407 sqft lot Est $221k · 37% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy and inviting cottage nestled in the heart of a peaceful small town. Full of character and warmth, this charming home offers a comfortable layout and a welcoming atmosphere that's perfect for first-time buyers, downsizers, or anyone seeking a simpler lifestyle. Enjoy quiet mornings on the porch, a manageable yard with room for gardening or entertaining, and the convenience of being just minutes from local shops, restaurants, parks, and community events. Combining small-town charm with everyday comfort, this delightful cottage is ready to welcome you home.

Key facts

• Manageable yard
• Comfortable layout
• Room for gardening

Tags

• COZY COTTAGE
• COMFORTABLE LAYOUT
• MANAGEABLE YARD
• ROOM FOR GARDENING
• MINUTES FROM LOCAL SHOPS
• MINUTES FROM RESTAURANTS

Property features AI

Finance

• Other: Parcel number 42733
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Property is attached; Built in 1947
• Construction: Year built 1947
• Exterior features: Lot under 0.5 acre (about 0.193 acres); Subdivision: Virginia Heights; Directions: From I20: Exit and head N on 34 or S Virginia St. Left on Laroe St. 108 Laroe on Left.

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 3 bedrooms (all on the main level); Each bedroom about 10 x 10
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Interior features: One-level layout; 4 total rooms; Living area approximately 1222

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W H Burnett El (329 students, 79% FRL).
• Market conditions: 372 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $221,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 N Virginia St	0.17mi	3/2.0	1,140 (-7%)	1mo	$184,900	$162	80
916 N Virginia St	0.20mi	3/2.0	1,176 (-4%)	7mo	$239,500	$204	78
1110 N Catherine St	0.27mi	3/2.0	1,312 (+7%)	4mo	$199,000	$152	72
307 E Mccoulskey St	0.19mi	3/1.5	1,100 (-10%)	3mo	$199,000	$181	70
313 Grace Ln	0.66mi	3/2.0	1,224 (+0%)	0mo	$239,900	$196	69
110 Spring Creek Ln	0.62mi	3/2.0	1,217 (-0%)	4mo	$249,900	$205	67
313 Wall St	0.48mi	3/1.5	1,242 (+2%)	9mo	$215,000	$173	65
201 Pecan St	0.46mi	2/1.0 (-1)	1,215 (-1%)	5mo	$229,900	$189	64
238 Willow Creek Ln	0.66mi	3/2.0	1,306 (+7%)	1mo	$245,000	$188	57
101 Shady Creek Ln	0.72mi	3/2.0	1,349 (+10%)	3mo	$240,000	$178	47
909 E High St	0.61mi	3/1.0	1,044 (-15%)	1mo	$145,000	$139	42
808 E High St	0.62mi	2/1.0 (-1)	1,056 (-14%)	7mo	$149,900	$142	34

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $896
• Equity at exit: $20,860

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $31,225
• Equity at exit: $12,096

Cash invested: $39,172 (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 75160

• Home prices YoY: -13.2%
• Active inventory: 372
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$734
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $369

Break-even live

Break-even rent $1,244

Max offer price $139,900

Occupancy floor 73%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 N Virginia St Terrell, TX	2.0	1.0	924	$1,650	$1.79	16d	1	0.23mi
904 N Frances St Unit A Terrell, TX	2.0	1.0	732	$1,350	$1.84	10d	1	0.35mi
203 E Brin St Terrell, TX	2.0	2.0	1472	$1,500	$1.02	17d	1	0.47mi
102 Rock Creek Ln Terrell, TX	3.0	2.0	1262	$1,850	$1.47	24d	1	0.55mi
116 N Island Dr Terrell, TX	3.0–5.0	2.0–2.5	1909	$2,140	$1.12	1d	1	0.63mi
114 Brushy Creek Ln Terrell, TX	3.0	2.0	1357	$1,695	$1.25	7d	1	0.70mi
204 Pacific Ave Terrell, TX	2.0	1.0	714	$1,350	$1.89	10d	1	0.93mi
400 Oak Dr Unit 2D Terrell, TX	2.0	1.0	910	$950	$1.04	17d	1	0.94mi
507 Campbell St Terrell, TX	3.0	2.0	1268	$1,950	$1.54	44d	1	1.19mi
301 Charles Ln Terrell, TX	3.0	1.0	1008	$1,600	$1.59	17d	1	1.42mi
104 Freeman St Terrell, TX	4.0	2.5	1500	$2,000	$1.33	43d	1	1.44mi
115 Charles Ln Terrell, TX	3.0	1.0	986	$1,300	$1.32	43d	1	1.47mi
510 Frazier St Terrell, TX	3.0	1.0	840	$1,285	$1.53	43d	1	1.47mi
514 Frazier St Terrell, TX	2.0	1.0	850	$1,300	$1.53	43d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $139,900 Active 15 DOM
2. 2026-06-17
   days on market $139,900 Active 14 DOM
3. 2026-06-16
   days on market $139,900 Active 13 DOM
4. 2026-06-15
   days on market $139,900 Active 12 DOM
5. 2026-06-13
   days on market $139,900 Active 10 DOM
6. 2026-06-13
   days on market $139,900 Active 9 DOM
7. 2026-06-09
   days on market $139,900 Active 6 DOM
8. 2026-06-08
   days on market $139,900 Active 5 DOM
9. 2026-06-07
   days on market $139,900 Active 4 DOM
10. 2026-06-04
    remarks 581-char remark
11. 2026-06-04
    listed $139,900 Active 1 DOM

ⓘ 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: $2,290 · $191/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$271/yr (+$23/mo · 11.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,540
• − Mortgage interest: −$7,837
• − Property taxes: −$2,290
• − Insurance: −$700
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,070
• Taxable income: $2,358
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,868/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrell, TX
• County: Kaufman County · 122,338 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 845.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.39%
• Current HPI: 278.507
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

3 events — show timeline

• 2026-06-03 Listed $139,900 NTREIS
• 2013-07-25 Sold (Public Records) — Public Records
• 2013-07-25 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,290 · +13.5% YoY. Source: county tax records.