413 Moorehead St · Franklin, TX 77856

$69,900

2 bd · 2.0 ba · 1,000 sqft · SingleFamily · 10 Days on market

Built 1980 Fair condition 5,500 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable Franklin ISD, this charming home with beautiful mature trees has tons of potential. Rarely available, this hard-to-find, exceptional, budget friendly home could really shine with a little cleaning, fresh paint, and cosmetic updating. The original owner put a travel trailer in sideways on the lot and added on slab a living room, bathroom and bedroom with a large walk in closet. Conveniently located within walking distance to the elementary school, City Park, library and Dairy Queen, this is a great opportunity for a buyer looking to add their own personal touch. Owner financing available.

Key facts

• Large walk in closet
• Mature trees
• 5,500 sq ft lot

Tags

• MATURE TREES
• LARGE WALK IN CLOSET
• WALKING DISTANCE TO CITY PARK
• WALKING DISTANCE TO LIBRARY

Property features AI

Exterior

• Parking: Attached carport; 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One level
• Construction: Pillar/post/pier and slab foundation
• Exterior features: Covered patio/porch

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace; Ceiling fan(s); Window unit(s)
• Interior features: Laminate counters; Ceiling fan(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.8% vs local median 0.9% in Franklin — 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 79/100 on livability (#58 in TX, #2,227 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Franklin ISD (rural): math 69% / reading 61% proficiency, ranked #35 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 130 active listings in the ZIP; 23 units permitted in Robertson County in 2023 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.99% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.65%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $174,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 E Morgan St	0.24mi	2/1.0	1,004 (+0%)	8mo	$175,000	$174	77

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

Projected returns pro-forma

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

5-year hold

• IRR: 33.7%
• Equity multiple: 2.42×
• Total profit: $27,803
• Equity at exit: $10,422

10-year hold

• IRR: 40.6%
• Equity multiple: 4.81×
• Total profit: $74,655
• Equity at exit: $6,044

Cash invested: $19,572 (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 77856

• Home prices YoY: -20.3%
• Active inventory: 130
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $614

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 51%

Sensitivity live

Price	-10% $662	-5% $638	+0% $614	+5% $590	+10% $566
Rent	-10% $504	-5% $559	+0% $614	+5% $669	+10% $724
Rate	-1.0pp $649	-0.5pp $632	base $614	+0.5pp $596	+1.0pp $578

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $69,900 Active 10 DOM
2. 2026-06-17
   days on market $69,900 Active 9 DOM
3. 2026-06-16
   days on market $69,900 Active 8 DOM
4. 2026-06-15
   days on market $69,900 Active 7 DOM
5. 2026-06-14
   days on market $69,900 Active 5 DOM
6. 2026-06-13
   days on market $69,900 Active 4 DOM
7. 2026-06-10
   days on market $69,900 Active 2 DOM
8. 2026-06-09
   remarks 619-char remark
9. 2026-06-09
   listed $69,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,665
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,033
• Taxable income: $6,652
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,772/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on the roof and exterior, to significantly improve its value and curb appeal.

Repairs flagged

• Major Metal roof — Significant rust and wear
• Major Exterior siding — Peeling paint
• Minor Interior paint — Some wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace roof — Critical structural component, improves value
• Both Update bathrooms — Modernizes and increases value
• Both Replace flooring — Freshens up the interior and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Significant rust and wear	Major	$15,000–50,000
Exterior siding · Peeling paint	Major	$15,000–50,000
Interior paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace roof — Critical structural component, improves value ↑
• Both Update bathrooms — Modernizes and increases value ↑
• Both Replace flooring — Freshens up the interior and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklin ISD
• NCES district ID: 4819740
• Math proficiency: 69% ▼ -4.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $53,660
• Composite: 55.61/100
• National rank: #1234
• State rank: #35 of 826 in TX

Livability — Franklin

• Score: 79/100
• State rank: #58
• US rank: #2227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, TX
• Population (ZIP): 4,832

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 16,926 people
• By 2030: 17,039 · +0.7%
• By 2040: 17,217 · +1.7%
• By 2050: 17,301 · +2.2%
• By 2075: 17,849 · +5.5%
• By 2100: 17,642 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 21% Two or more races 11% Black 8%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -19.4pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+40.4 2016: R+35.1 2012: R+22.3 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.35%
• Current HPI: 193.4211
• 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

1 event — show timeline

• 2026-06-08 Listed $69,900 BCSRMLS