207 Forrest St · Henderson, TX 75654

$50,000

3 bd · 2.0 ba · 848 sqft · SingleFamily public records · 80 Days on market

Built 1950 9,100 sqft lot $59/sqft · 30% below area Est $98k · 49% under ↓ 33% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

Key facts

• Kroger nearby
• Corner lot
• 9,100 sq ft lot

Tags

• CORNER LOT
• HENDERSON NEIGHBORHOOD
• MONTGOMERY PARK NEARBY
• KROGER NEARBY
• LOWE'S HOME IMPROVEMENT NEARBY
• HENDERSON HIGH SCHOOL NEARBY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 2.9% in Henderson — 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 69/100 on livability (#408 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Henderson ISD (town): math 30% / reading 35% proficiency, ranked #573 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 177 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $39k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 2.67% ✓
• Cap rate: 22.59%
• Cash-on-cash: 58.19%
• DSCR: 3.59
• GRM: 3.1

CMA / ARV

• ARV (median comp): $98,077
• List price: $50,000
• Delta: -49.02%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.6%
• Equity multiple: 6.04×
• Total profit: $70,511
• Equity at exit: $45,044

10-year hold

• IRR: 64.4%
• Equity multiple: 13.41×
• Total profit: $173,717
• Equity at exit: $97,139

Cash invested: $14,000 (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 75654

• Home prices YoY: 7.8%
• Active inventory: 177
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$93 /mo · $1,122/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $679

Break-even live

Break-even rent $477

Max offer price $50,000

Occupancy floor 44%

Sensitivity live

Price	-10% $707	-5% $693	+0% $679	+5% $665	+10% $651
Rent	-10% $573	-5% $626	+0% $679	+5% $732	+10% $784
Rate	-1.0pp $704	-0.5pp $692	base $679	+0.5pp $666	+1.0pp $653

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 S Van Buren St Henderson, TX	1.0–2.0	1.0	832	$1,336	$1.60	14d	3	1.00mi

Listing history 27 events

1. 2026-06-19
   days on market $50,000 Active 80 DOM
2. 2026-06-18
   days on market $50,000 Active 79 DOM
3. 2026-06-17
   days on market $50,000 Active 78 DOM
4. 2026-06-16
   days on market $50,000 Active 77 DOM
5. 2026-06-15
   days on market $50,000 Active 76 DOM
6. 2026-06-14
   days on market $50,000 Active 74 DOM
7. 2026-06-13
   days on market $50,000 Active 73 DOM
8. 2026-06-10
   days on market $50,000 Active 71 DOM
9. 2026-06-09
   days on market $50,000 Active 70 DOM
10. 2026-06-08
    days on market $50,000 Active 69 DOM
11. 2026-06-07
    pricedays on market $50,000 Active 68 DOM
12. 2026-06-02
    days on market $60,000 Active 63 DOM
13. 2026-06-01
    days on market $60,000 Active 62 DOM
14. 2026-05-31
    days on market $60,000 Active 61 DOM
15. 2026-05-30
    days on market $60,000 Active 60 DOM
16. 2026-04-22
    price $60,000 862-char remark

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

17. 2026-04-22
    price $60,000 862-char remark

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

18. 2026-04-22
    price $60,000

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

19. 2026-04-09
    price $79,000 862-char remark

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

20. 2026-04-09
    price $79,000 862-char remark

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

21. 2026-04-09
    price $79,000

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

22. 2026-03-31
    listed $89,000 Active 862-char remark

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

23. 2026-03-31
    listed $89,000 Active 862-char remark

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

24. 2026-03-31
    listed $89,000 Active

    Show marketing remark (862 chars)

    Welcome to your next great project! This three-bedroom, two-bathroom home sits on a desirable corner lot in an established Henderson neighborhood, offering 1,162 square feet of pure potential. Whether you're a savvy investor looking to flip or a handy homeowner ready to roll up your sleeves, this property is calling your name. The bones are here — now it just needs someone with vision and a good tool belt. The location is hard to beat, with Kroger and Lowe's Home Improvement just minutes away for all your grocery runs and renovation supply trips. Montgomery Park is nearby for weekend relaxation, while Henderson High School and the Henderson Civic Center keep you connected to the community. Diamonds in the rough don't stay on the market long, especially at this size and location. Schedule your showing today and start imagining the possibilities!

25. 2026-03-25
    soldstatus
26. 2017-10-23
    soldstatus
27. 1988-01-27
    soldstatus

ⓘ 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: $1,122 · $93/mo
• Projected year-2 tax: $1,122 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $16,032
• − Mortgage interest: −$2,801
• − Property taxes: −$1,122
• − Insurance: −$250
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$1,455
• Taxable income: $7,840
• Est. tax owed @ 24.0%: −$1,882
• After-tax cash flow: $6,265/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: Henderson ISD
• NCES district ID: 4822970
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $46,296
• Composite: 27.91/100
• National rank: #6868
• State rank: #573 of 826 in TX

Livability — Henderson

• Score: 69/100
• State rank: #408
• US rank: #8434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, TX
• Population (ZIP): 12,184

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 16% Black 7%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.83%
• Current HPI: 397.5
• 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

-32.6% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $60,000 LAAR
• 2026-04-22 Price Changed $60,000 Deep East Texas MLS
• 2026-04-22 Price Changed $60,000 GTAR
• 2026-04-09 Price Changed $79,000 Deep East Texas MLS
• 2026-04-09 Price Changed $79,000 LAAR
• 2026-04-09 Price Changed $79,000 GTAR
• 2026-03-31 Listed $89,000 GTAR
• 2026-03-31 Listed $89,000 Deep East Texas MLS
• 2026-03-31 Listed $89,000 LAAR
• 2026-03-25 Sold (Public Records) — Public Records
• 2017-10-23 Sold (Public Records) — Public Records
• 1988-01-27 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,122 · -2.1% YoY. Source: county tax records.