135 1st St SE · Detroit, TX 75436

$110,000

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 139 Days on market

Built 1974 9,801 sqft lot $87/sqft · 13% below area Est $127k · 13% 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 +19.0/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid brick 3 bedroom, 1.5 bath home located in the heart of Detroit. Very clean & well-maintained, this home has an open living & dining area. The backyard is fenced in with a chain-link fence & has a storage shed. There is an attached carport & enclosed back porch that serves as a utility-storage room. This centrally located property is within walking distance to the elementary school, making it an ideal starter home for families or a great addition to your investment portfolio. Subject to receivership terms: All offers are subject to 10 business day accept or reject period to be sold AS IS and close within 30 days of acceptance. Buyer must provide proof of funds of prequalification letter with offer.

Key facts

• Enclosed back porch
• Attached carport
• Backyard fenced in

Tags

• OPEN LIVING AND DINING AREA
• BACKYARD FENCED IN
• STORAGE SHED
• ATTACHED CARPORT
• ENCLOSED BACK PORCH
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,503 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Detroit ISD (rural): math 49% / reading 38% proficiency, ranked #306 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 14 units permitted in Red River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Red River County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (median comp): $126,568
• List price: $110,000
• Delta: -13.09%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 San Diego	0.06mi	3/2.0	1,440 (+14%)	4mo	$184,900	$128	69
125 Harrison	0.75mi	3/2.0	1,278 (+1%)	12mo	$299,900	$235	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $67,240
• Equity at exit: $99,097

10-year hold

• IRR: 24.0%
• Equity multiple: 7.25×
• Total profit: $192,356
• Equity at exit: $213,706

Cash invested: $30,800 (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 75436

• Home prices YoY: 7.3%
• Active inventory: 15
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $114

Break-even live

Break-even rent $1,008

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $177	-5% $146	+0% $114	+5% $83	+10% $52
Rent	-10% $23	-5% $69	+0% $114	+5% $160	+10% $206
Rate	-1.0pp $170	-0.5pp $142	base $114	+0.5pp $86	+1.0pp $57

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 139 DOM
2. 2026-06-17
   days on market $110,000 Active 138 DOM
3. 2026-06-16
   days on market $110,000 Active 137 DOM
4. 2026-06-15
   days on market $110,000 Active 136 DOM
5. 2026-06-13
   days on market $110,000 Active 134 DOM
6. 2026-06-12
   days on market $110,000 Active 133 DOM
7. 2026-06-09
   days on market $110,000 Active 130 DOM
8. 2026-06-08
   days on market $110,000 Active 129 DOM
9. 2026-06-08
   days on market $110,000 Active 128 DOM
10. 2026-06-07
    days on market $110,000 Active 127 DOM
11. 2026-06-03
    days on market $110,000 Active 124 DOM
12. 2026-06-02
    days on market $110,000 Active 123 DOM
13. 2026-06-01
    days on market $110,000 Active 122 DOM
14. 2026-05-31
    days on market $110,000 Active 121 DOM
15. 2026-03-13
    status Active 728-char remark

    Show marketing remark (728 chars)

    Solid brick 3 bedroom, 1.5 bath home located in the heart of Detroit. Very clean & well-maintained, this home has an open living & dining area. The backyard is fenced in with a chain-link fence & has a storage shed. There is an attached carport & enclosed back porch that serves as a utility-storage room. This centrally located property is within walking distance to the elementary school, making it an ideal starter home for families or a great addition to your investment portfolio. Subject to receivership terms: All offers are subject to 10 business day accept or reject period to be sold AS IS and close within 30 days of acceptance. Buyer must provide proof of funds of prequalification letter with offer.

16. 2026-01-02
    listed $110,000 Active 728-char remark

    Show marketing remark (728 chars)

    Solid brick 3 bedroom, 1.5 bath home located in the heart of Detroit. Very clean & well-maintained, this home has an open living & dining area. The backyard is fenced in with a chain-link fence & has a storage shed. There is an attached carport & enclosed back porch that serves as a utility-storage room. This centrally located property is within walking distance to the elementary school, making it an ideal starter home for families or a great addition to your investment portfolio. Subject to receivership terms: All offers are subject to 10 business day accept or reject period to be sold AS IS and close within 30 days of acceptance. Buyer must provide proof of funds of prequalification letter with offer.

17. 2004-05-25
    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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,831
• − Mortgage interest: −$6,162
• − Property taxes: −$2,080
• − Insurance: −$550
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,200
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,464/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: Detroit ISD
• NCES district ID: 4816890
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $43,493
• Composite: 36.83/100
• National rank: #4561
• State rank: #306 of 826 in TX

Livability — Detroit

• Score: 50/100
• State rank: #1503
• US rank: #25673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, TX
• Population (ZIP): 2,387

Population outlook (Red River County) Hauer SSP2

• Today (2025): 11,454 people
• By 2030: 10,874 · -5.1%
• By 2040: 9,715 · -15.2%
• By 2050: 8,552 · -25.3%
• By 2075: 6,042 · -47.2%
• By 2100: 4,037 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Iranian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Red River

• 2024 margin: Solid R (+61.8) · D 19.0% · R 80.8%
• 2008→2024 swing: -23.7pp toward R · 2008: -38.0pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+56.3 2016: R+53.9 2012: R+40.7 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.58%
• Current HPI: 198.9917
• 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

3 events — show timeline

• 2026-03-13 Relisted — NTREIS
• 2026-01-02 Listed $110,000 NTREIS
• 2004-05-25 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,080 · +10.1% YoY. Source: county tax records.