124 Ida St · Beckville, TX 75631

$170,000

4 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 100 Days on market

Built 1958 8,002 sqft lot $93/sqft · 18% below area Est $167k · at est. ↓ 11% since listing

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Why this score? — see what drove the D 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 +10.7/30.0
• ARV discount +6.7/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FULLY renovated modern smart home featuring smart locks with touch technology, smart sense water heater managed and operated from a smart phone. Low E window-sun defense. Waterproof flooring throughout the house. Kitchen has soft close kitchen cabinets with centered island waste basket ready with rear design. All electric appliances with over the range microwave. Single car garage. Brand new central air conditioning system with lighted thermostat. It provides cool air and heat throughout the house. Extended front porch to give relaxing atmosphere. Lighting at every entrance point. Even at this price, there is still some equity.

Key facts

• 8,002 sq ft lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-81 ($-974/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (23.1% below list).
• Recommended offer: $131k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#967 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Beckville ISD (rural): math 57% / reading 59% proficiency, ranked #82 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 6 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Panola County population projected at -14% 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,782 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.77% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (median comp): $166,905
• List price: $170,000
• Delta: 1.85%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 E Adams St	0.23mi	3/2.0 (-1)	1,790 (-2%)	10mo	$170,000	$95	73

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: 5.6%
• Equity multiple: 1.32×
• Total profit: $15,291
• Equity at exit: $76,439

10-year hold

• IRR: 8.6%
• Equity multiple: 2.30×
• Total profit: $61,683
• Equity at exit: $117,802

Cash invested: $47,600 (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 75631

• Active inventory: 23
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-81

Break-even live

Break-even rent $1,411

Max offer price $155,658

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $170,000 Active 100 DOM
2. 2026-06-17
   days on market $170,000 Active 99 DOM
3. 2026-06-16
   days on market $170,000 Active 98 DOM
4. 2026-06-15
   days on market $170,000 Active 97 DOM
5. 2026-06-13
   days on market $170,000 Active 95 DOM
6. 2026-06-12
   days on market $170,000 Active 94 DOM
7. 2026-06-09
   days on market $170,000 Active 91 DOM
8. 2026-06-08
   days on market $170,000 Active 90 DOM
9. 2026-06-08
   days on market $170,000 Active 89 DOM
10. 2026-06-07
    days on market $170,000 Active 88 DOM
11. 2026-06-03
    days on market $170,000 Active 85 DOM
12. 2026-06-02
    days on market $170,000 Active 84 DOM
13. 2026-06-01
    days on market $170,000 Active 83 DOM
14. 2026-05-31
    days on market $170,000 Active 82 DOM
15. 2026-04-17
    price $170,000 645-char remark

    Show marketing remark (645 chars)

    FULLY renovated modern smart home featuring smart locks with touch technology, smart sense water heater managed and operated from a smart phone. Low E window-sun defense. Waterproof flooring throughout the house. Kitchen has soft close kitchen cabinets with centered island waste basket ready with rear design. All electric appliances with over the range microwave. Single car garage. Brand new central air conditioning system with lighted thermostat. It provides cool air and heat throughout the house. Extended front porch to give relaxing atmosphere. Lighting at every entrance point. Even at this price, there is still some equity.

16. 2026-03-10
    listed $190,000 Active 645-char remark

    Show marketing remark (645 chars)

    FULLY renovated modern smart home featuring smart locks with touch technology, smart sense water heater managed and operated from a smart phone. Low E window-sun defense. Waterproof flooring throughout the house. Kitchen has soft close kitchen cabinets with centered island waste basket ready with rear design. All electric appliances with over the range microwave. Single car garage. Brand new central air conditioning system with lighted thermostat. It provides cool air and heat throughout the house. Extended front porch to give relaxing atmosphere. Lighting at every entrance point. Even at this price, there is still some equity.

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$1,287/yr (+$107/mo · 70.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,694
• − Mortgage interest: −$9,523
• − Property taxes: −$1,824
• − Insurance: −$850
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$4,945
• Taxable loss: −$3,960
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $-24/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: Beckville ISD
• NCES district ID: 4809690
• Math proficiency: 57% ▼ -2.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $54,283
• Composite: 49.83/100
• National rank: #1950
• State rank: #82 of 826 in TX

Livability — Beckville

• Score: 62/100
• State rank: #967
• US rank: #17160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beckville, TX
• Population (ZIP): 2,644

Population outlook (Panola County) Hauer SSP2

• Today (2025): 23,273 people
• By 2030: 22,845 · -1.8%
• By 2040: 21,652 · -7.0%
• By 2050: 20,107 · -13.6%
• By 2075: 15,709 · -32.5%
• By 2100: 11,013 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Black 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: German 4% Lithuanian 3% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Panola

• 2024 margin: Solid R (+66.4) · D 16.7% · R 83.1%
• 2008→2024 swing: -17.5pp toward R · 2008: -48.9pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+63.5 2016: R+63.5 2012: R+56.1 2008: R+48.9

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

-10.5% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $170,000 NTREIS
• 2026-03-10 Listed $190,000 NTREIS

Property tax history

+6.6%/yr

Latest (2025): $1,824 · +7.1% YoY. Source: county tax records.