210 Poplar St · Skellytown, TX 79080

$80,000

3 bd · 1.0 ba · 1,668 sqft · SingleFamily public records · 43 Days on market

Built 1960 $48/sqft · 106% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Appreciation +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3/1 home in Skellytown is ready for you to make it your own! 3 bedrooms, 1 full bathroom with oversized attached garage and large detached shop all on a corner lot in peaceful, quaint town. What's not to love!? Call today to schedule a showing!

Key facts

• 3 garage spots
• Built 1960
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,074 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: schools C-, employment C-, crime F.
• White Deer ISD (rural): math 45% / reading 48% proficiency, ranked #439 of 1,141 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 39 units permitted in Carson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carson County population projected at -11% 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($78k) 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: severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.11%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (median comp): $25,526
• List price: $80,000
• Delta: 213.41%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $10,973
• Equity at exit: $11,928

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $40,460
• Equity at exit: $6,917

Cash invested: $22,400 (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 79080

• Home prices YoY: -3.5%
• Active inventory: 4
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $375

Break-even live

Break-even rent $724

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending 258-char remark

   Show marketing remark (258 chars)

   This charming 3/1 home in Skellytown is ready for you to make it your own! 3 bedrooms, 1 full bathroom with oversized attached garage and large detached shop all on a corner lot in peaceful, quaint town. What's not to love!? Call today to schedule a showing!

2. 2026-05-11
   historical Active Under Contract 258-char remark

   Show marketing remark (258 chars)

   This charming 3/1 home in Skellytown is ready for you to make it your own! 3 bedrooms, 1 full bathroom with oversized attached garage and large detached shop all on a corner lot in peaceful, quaint town. What's not to love!? Call today to schedule a showing!

3. 2026-04-27
   status Active 258-char remark

   Show marketing remark (258 chars)

   This charming 3/1 home in Skellytown is ready for you to make it your own! 3 bedrooms, 1 full bathroom with oversized attached garage and large detached shop all on a corner lot in peaceful, quaint town. What's not to love!? Call today to schedule a showing!

4. 2026-04-13
   historical Active Under Contract 258-char remark

   Show marketing remark (258 chars)

   This charming 3/1 home in Skellytown is ready for you to make it your own! 3 bedrooms, 1 full bathroom with oversized attached garage and large detached shop all on a corner lot in peaceful, quaint town. What's not to love!? Call today to schedule a showing!

5. 2026-04-06
   listed $80,000 Active 258-char remark

   Show marketing remark (258 chars)

   This charming 3/1 home in Skellytown is ready for you to make it your own! 3 bedrooms, 1 full bathroom with oversized attached garage and large detached shop all on a corner lot in peaceful, quaint town. What's not to love!? Call today to schedule a showing!

6. 2013-12-11
   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: $1,431 · $119/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$33/yr (+$3/mo · 2.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,391
• − Mortgage interest: −$4,481
• − Property taxes: −$1,431
• − Insurance: −$400
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,327
• Taxable income: $3,450
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,676/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: White Deer ISD
• NCES district ID: 4845450
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $59,137
• Composite: 42.91/100
• National rank: #6705
• State rank: #439 of 1141 in TX

Livability — Skellytown

• Score: 60/100
• State rank: #1074
• US rank: #19056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Skellytown, TX
• Population (ZIP): 498

Population outlook (Carson County) Hauer SSP2

• Today (2025): 5,631 people
• By 2030: 5,516 · -2.0%
• By 2040: 5,190 · -7.8%
• By 2050: 5,007 · -11.1%
• By 2075: 4,509 · -19.9%
• By 2100: 3,458 · -38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 7% Chinese 2%

Political lean MEDSL · Carson

• 2024 margin: Solid R (+81.2) · D 9.1% · R 90.3%
• 2008→2024 swing: -9.3pp toward R · 2008: -71.9pp · 2024: -81.2pp
• All cycles: 2024: R+81.2 2020: R+79.5 2016: R+80.4 2012: R+77.8 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.44%
• Current HPI: 95.2703
• 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

6 events — show timeline

• 2026-05-19 Pending — AARMLS
• 2026-05-11 Contingent — AARMLS
• 2026-04-27 Relisted — AARMLS
• 2026-04-13 Contingent — AARMLS
• 2026-04-06 Listed $80,000 AARMLS
• 2013-12-11 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,431 · -0.8% YoY. Source: county tax records.