125 Parrot St · Rosser, TX 75157

$79,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 18 Days on market

Built 1947 7,492 sqft lot

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is 997 sq ft and sits on . 24 acre, The home has a new roof, new central heat and ac, New floors throughout the home. New stainless steel appliances. new Carpet, new plumbing, New well pump, New electrical breaker panel, New lighting, new ceiling fan, This home also has a 25 foot storage shed that could be used for more than storage. A beautiful country setting on a corner lot. This home is in one of the very sought after Scurry Rosser school ISD and will not last long at this price. The home has 3 nice size bedrooms and 1 bath room that has been completely remodeled. Also the home comes with 2 newly poured concrete porches.

Key facts

• Hvac replaced
• Flooring replaced
• Pier and beam home

Tags

• CORNER LOT
• PIER AND BEAM HOME
• ROOF REPLACED
• HVAC REPLACED
• FLOORING REPLACED
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property type: Single Family Residence; Subdivision: Lindsey Rosser; Parcel number: 30163; Lot dimensions approximately 50' x 150'; Lot size about 0.172 acre; Special listing condition: Real Estate Owned
• Financial info: Listing terms: Cash; Lender: Supreme Lending; No second mortgage
• HOA & community: No association

Exterior

• Parking: On-street parking
• Utilities: Well water; Individual water meter; All-weather road access
• Home design: Single-family residence; One story; Residential property; Preowned (built 1947)
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation; Year built 1947
• Exterior features: Covered front porch; Storage structure; Chain link fencing; Corner lot; Few trees; Landscaped

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary bedroom (main level)
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; High-speed internet available; One living area; One dining area; Room count: 2

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,209 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime F, amenities F, commute F.
• Scurry-Rosser ISD (rural): math 51% / reading 49% proficiency, ranked #172 of 826 in TX (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Scurry-Rosser El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 293 students, 65% FRL) — zoned schools average 65% FRL vs 40% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $21k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (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. 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?
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: 1.33% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.3

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: 19.0%
• Equity multiple: 2.08×
• Total profit: $23,931
• Equity at exit: $35,522

10-year hold

• IRR: 20.3%
• Equity multiple: 3.95×
• Total profit: $65,146
• Equity at exit: $54,743

Cash invested: $22,120 (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 75157

• Active inventory: 4
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$156 /mo · $1,870/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $226

Break-even live

Break-even rent $763

Max offer price $79,000

Occupancy floor 74%

Sensitivity live

Price	-10% $270	-5% $248	+0% $226	+5% $203	+10% $181
Rent	-10% $143	-5% $184	+0% $226	+5% $267	+10% $308
Rate	-1.0pp $265	-0.5pp $246	base $226	+0.5pp $205	+1.0pp $184

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $79,000 Active 18 DOM
2. 2026-06-18
   days on market $79,000 Active 15 DOM
3. 2026-06-17
   days on market $79,000 Active 14 DOM
4. 2026-06-16
   days on market $79,000 Active 13 DOM
5. 2026-06-15
   days on market $79,000 Active 12 DOM
6. 2026-06-13
   days on market $79,000 Active 10 DOM
7. 2026-06-13
   pricedays on market $79,000 Active 9 DOM
8. 2026-06-09
   days on market $100,000 Active 6 DOM
9. 2026-06-08
   days on market $100,000 Active 5 DOM
10. 2026-06-07
    days on market $100,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $100,000 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: $1,870 · $156/mo
• Projected year-2 tax: $1,870 · $156/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,585
• − Mortgage interest: −$4,425
• − Property taxes: −$1,870
• − Insurance: −$395
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,298
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,326/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: Scurry-Rosser ISD
• NCES district ID: 4839570
• Math proficiency: 51% ▼ -1.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $54,837
• Composite: 43.27/100
• National rank: #3047
• State rank: #172 of 826 in TX

Livability — Rosser

• Score: 58/100
• State rank: #1209
• US rank: #21059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosser, TX
• City population: 161
• Population (ZIP): 161

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 0.57)
• Race & ethnicity: White 62% Two or more races 22% Hispanic / Latino 18% Black 12% Native American 3%
• Common ancestry: Italian 5%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 17%

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: —
• 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

+47.1% since first listed

18 events — show timeline

• 2026-06-01 Listed $100,000 NTREIS
• 2021-06-29 Sold (Public Records) — Public Records
• 2021-06-28 Sold (MLS) — NTREIS
• 2021-05-03 Pending — NTREIS
• 2021-04-22 Contingent — NTREIS
• 2021-04-16 Relisted — NTREIS
• 2021-04-10 Contingent — NTREIS
• 2021-04-08 Price Changed $106,900 NTREIS
• 2021-03-24 Price Changed $112,900 NTREIS
• 2021-03-18 Price Changed $114,900 NTREIS
• 2021-03-09 Price Changed $116,500 NTREIS
• 2021-02-22 Listed $121,500 NTREIS
• 2020-10-20 Sold (MLS) — NTREIS
• 2020-09-10 Pending — NTREIS
• 2020-09-04 Price Changed $32,000 NTREIS
• 2020-05-29 Price Changed $44,000 NTREIS
• 2020-03-21 Price Changed $54,900 NTREIS
• 2019-12-13 Listed $67,990 NTREIS

Property tax history

+11.7%/yr

Latest (2025): $1,870 · -4.5% YoY. Source: county tax records.