117 Cr 4447 · Spurger, TX 77660

$79,750

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 15 Days on market

Built 2017 0.30 ac lot

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Bedroom 1 Bath home located near the Neches River. Home has been updated throughout. Large Kitchen open to Living area. Second bedroom has a custom built Murphy Bed. Screened in front porch with a ramp. Covered back deck. Washer and dryer located in the home and will convey. All appliances also convey. Central Air and Heat. New water tank and motor and well house March 2026. Quite country road right by the Neches River perfect for a camp or homestead.

Key facts

• Well house
• New water tank
• Central air and heat

Tags

• LARGE KITCHEN
• SCREENED IN FRONT PORCH
• COVERED BACK DECK
• CENTRAL AIR AND HEAT
• NEW WATER TANK
• WELL HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $70 ($844/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Spurger ISD (rural): math 21% / reading 31% proficiency, ranked #1,054 of 1,141 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Spurger El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 203 students, 69% FRL); Spurger H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 159 students, 63% FRL) — zoned schools average 66% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Tyler County population projected at -12% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,553 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 6.7

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: 11.1%
• Equity multiple: 1.64×
• Total profit: $14,201
• Equity at exit: $35,859

10-year hold

• IRR: 13.4%
• Equity multiple: 2.99×
• Total profit: $44,446
• Equity at exit: $55,263

Cash invested: $22,330 (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 77660

• Active inventory: 44
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $70

Break-even live

Break-even rent $902

Max offer price $79,750

Occupancy floor 88%

Sensitivity live

Price	-10% $115	-5% $93	+0% $70	+5% $48	+10% $25
Rent	-10% $-8	-5% $31	+0% $70	+5% $109	+10% $149
Rate	-1.0pp $110	-0.5pp $91	base $70	+0.5pp $50	+1.0pp $29

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: $19,938
• Closing costs: $2,392
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-19
   status Pending

   Show marketing remark (458 chars)

   2 Bedroom 1 Bath home located near the Neches River. Home has been updated throughout. Large Kitchen open to Living area. Second bedroom has a custom built Murphy Bed. Screened in front porch with a ramp. Covered back deck. Washer and dryer located in the home and will convey. All appliances also convey. Central Air and Heat. New water tank and motor and well house March 2026. Quite country road right by the Neches River perfect for a camp or homestead.

2. 2026-04-19
   status Pending 458-char remark

   Show marketing remark (458 chars)

   2 Bedroom 1 Bath home located near the Neches River. Home has been updated throughout. Large Kitchen open to Living area. Second bedroom has a custom built Murphy Bed. Screened in front porch with a ramp. Covered back deck. Washer and dryer located in the home and will convey. All appliances also convey. Central Air and Heat. New water tank and motor and well house March 2026. Quite country road right by the Neches River perfect for a camp or homestead.

3. 2026-04-06
   listed $79,750 Active 458-char remark

   Show marketing remark (458 chars)

   2 Bedroom 1 Bath home located near the Neches River. Home has been updated throughout. Large Kitchen open to Living area. Second bedroom has a custom built Murphy Bed. Screened in front porch with a ramp. Covered back deck. Washer and dryer located in the home and will convey. All appliances also convey. Central Air and Heat. New water tank and motor and well house March 2026. Quite country road right by the Neches River perfect for a camp or homestead.

4. 2026-04-04
   listed $79,750 Active
5. 2024-06-26
   soldstatus
6. 2024-06-24
   soldstatus Sold 784-char remark

   Show marketing remark (784 chars)

   This 2 bedroom, 2 bath home is your perfect East Texas retreat. The kitchen and common areas have newly installed wood-like tile. Kitchen has granite counters, stove top with gas burners, custom built wood cabinetry equipped with a built in pantry and plenty of storage space. Living area has hardwood floors and an original wood burning fireplace enforced with a cement back wall and slab. The primary bedroom has an en-suite bath tailored with a custom shower. Secondary bath has a shower/tub combo and washer/dryer connections. Entire house has ornamental stained pine wood on door trim, window trims and baseboards. All windows are new and energy conserving. Enjoy peaceful evenings on the front porch, or enjoy the sound of rain with the metal roof. Schedule your showing today!

7. 2024-06-13
   status Pending 784-char remark

   Show marketing remark (784 chars)

   This 2 bedroom, 2 bath home is your perfect East Texas retreat. The kitchen and common areas have newly installed wood-like tile. Kitchen has granite counters, stove top with gas burners, custom built wood cabinetry equipped with a built in pantry and plenty of storage space. Living area has hardwood floors and an original wood burning fireplace enforced with a cement back wall and slab. The primary bedroom has an en-suite bath tailored with a custom shower. Secondary bath has a shower/tub combo and washer/dryer connections. Entire house has ornamental stained pine wood on door trim, window trims and baseboards. All windows are new and energy conserving. Enjoy peaceful evenings on the front porch, or enjoy the sound of rain with the metal roof. Schedule your showing today!

8. 2024-05-11
   status Active 784-char remark

   Show marketing remark (784 chars)

   This 2 bedroom, 2 bath home is your perfect East Texas retreat. The kitchen and common areas have newly installed wood-like tile. Kitchen has granite counters, stove top with gas burners, custom built wood cabinetry equipped with a built in pantry and plenty of storage space. Living area has hardwood floors and an original wood burning fireplace enforced with a cement back wall and slab. The primary bedroom has an en-suite bath tailored with a custom shower. Secondary bath has a shower/tub combo and washer/dryer connections. Entire house has ornamental stained pine wood on door trim, window trims and baseboards. All windows are new and energy conserving. Enjoy peaceful evenings on the front porch, or enjoy the sound of rain with the metal roof. Schedule your showing today!

9. 2024-04-28
   status Pending 784-char remark

   Show marketing remark (784 chars)

   This 2 bedroom, 2 bath home is your perfect East Texas retreat. The kitchen and common areas have newly installed wood-like tile. Kitchen has granite counters, stove top with gas burners, custom built wood cabinetry equipped with a built in pantry and plenty of storage space. Living area has hardwood floors and an original wood burning fireplace enforced with a cement back wall and slab. The primary bedroom has an en-suite bath tailored with a custom shower. Secondary bath has a shower/tub combo and washer/dryer connections. Entire house has ornamental stained pine wood on door trim, window trims and baseboards. All windows are new and energy conserving. Enjoy peaceful evenings on the front porch, or enjoy the sound of rain with the metal roof. Schedule your showing today!

10. 2024-04-17
    status Option Pending 784-char remark

    Show marketing remark (784 chars)

    This 2 bedroom, 2 bath home is your perfect East Texas retreat. The kitchen and common areas have newly installed wood-like tile. Kitchen has granite counters, stove top with gas burners, custom built wood cabinetry equipped with a built in pantry and plenty of storage space. Living area has hardwood floors and an original wood burning fireplace enforced with a cement back wall and slab. The primary bedroom has an en-suite bath tailored with a custom shower. Secondary bath has a shower/tub combo and washer/dryer connections. Entire house has ornamental stained pine wood on door trim, window trims and baseboards. All windows are new and energy conserving. Enjoy peaceful evenings on the front porch, or enjoy the sound of rain with the metal roof. Schedule your showing today!

11. 2024-04-10
    listed $65,000 Active 784-char remark

    Show marketing remark (784 chars)

    This 2 bedroom, 2 bath home is your perfect East Texas retreat. The kitchen and common areas have newly installed wood-like tile. Kitchen has granite counters, stove top with gas burners, custom built wood cabinetry equipped with a built in pantry and plenty of storage space. Living area has hardwood floors and an original wood burning fireplace enforced with a cement back wall and slab. The primary bedroom has an en-suite bath tailored with a custom shower. Secondary bath has a shower/tub combo and washer/dryer connections. Entire house has ornamental stained pine wood on door trim, window trims and baseboards. All windows are new and energy conserving. Enjoy peaceful evenings on the front porch, or enjoy the sound of rain with the metal roof. Schedule your showing today!

12. 2019-04-30
    historical
13. 2018-12-10
    listed $58,000
14. 2018-10-25
    soldstatus
15. 1997-05-09
    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: $1,634 · $136/mo
• Projected year-2 tax: $1,634 · $136/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 6/10 Major FEMA zone A · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $11,896
• − Mortgage interest: −$4,467
• − Property taxes: −$1,634
• − Insurance: −$1,901
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,320
• Taxable loss: −$330
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $923/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: Spurger ISD
• NCES district ID: 4841340
• Math proficiency: 21% ▲ 11.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $49,849
• Composite: 25.85/100
• National rank: #12781
• State rank: #1054 of 1141 in TX

Livability — Spurger

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,141

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 7%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

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

+37.5% since first listed

15 events — show timeline

• 2026-04-19 Pending — BBOR
• 2026-04-19 Pending — Deep East Texas MLS
• 2026-04-06 Listed $79,750 Deep East Texas MLS
• 2026-04-04 Listed $79,750 BBOR
• 2024-06-26 Sold (Public Records) — Public Records
• 2024-06-24 Sold (MLS) — HARMLS
• 2024-06-13 Pending — HARMLS
• 2024-05-11 Relisted — HARMLS
• 2024-04-28 Pending — HARMLS
• 2024-04-17 Pending — HARMLS
• 2024-04-10 Listed $65,000 HARMLS
• 2019-04-30 Listing Removed — HARMLS
• 2018-12-10 Listed $58,000 HARMLS
• 2018-10-25 Sold (Public Records) — Public Records
• 1997-05-09 Sold (Public Records) — Public Records

Property tax history

+20.1%/yr

Latest (2025): $1,634 · -28.4% YoY. Source: county tax records.