103 W 3rd St · Barry, TX 75102

$78,000

3 bd · 1.0 ba · 2,222 sqft · SingleFamily public records · 165 Days on market

Built 1914 0.47 ac lot $35/sqft · 73% below 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
• Appreciation +6.2/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Alert! 3BR Home on Nearly half Acre with Huge Potential & Bonus Garage! Opportunity knocks! Spacious 3-bedroom, 1-bath home with high ceilings, open concept, and laundry area. Bonus: next-door garage structure ready for remodel or expansion. Don’t miss this prime investment! ¡Atención Inversionistas! Casa de 3 recámaras en casi medio acre con enorme potencial y garaje extra ¡Una oportunidad única! Amplia casa con 3 recámaras, 1 baño, techos altos, concepto abierto y área de lavandería. Incluye garaje estructura al lado lista para remodelar o expandir. ¡No pierdas esta inversión estratégica!

Key facts

• Laundry area
• Open concept
• High ceilings

Tags

• LAUNDRY AREA
• OPEN CONCEPT
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,129 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, crime F, amenities F.
• Blooming Grove ISD (rural): math 39% / reading 43% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($539 loan paydown + $2k appreciation (2.3% local appreciation)).
• Navarro County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1914 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.02%
• DSCR: 2.11
• GRM: 4.9

CMA / ARV

• ARV (median comp): $285,094
• List price: $78,000
• Delta: -72.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.64×
• Total profit: $35,721
• Equity at exit: $32,164

10-year hold

• IRR: 31.0%
• Equity multiple: 5.13×
• Total profit: $90,096
• Equity at exit: $47,416

Cash invested: $21,840 (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 75102

• Home prices YoY: 2.2%
• Active inventory: 14
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $455

Break-even live

Break-even rent $752

Max offer price $78,000

Occupancy floor 61%

Sensitivity live

Price	-10% $500	-5% $477	+0% $455	+5% $433	+10% $411
Rent	-10% $350	-5% $403	+0% $455	+5% $508	+10% $560
Rate	-1.0pp $495	-0.5pp $475	base $455	+0.5pp $435	+1.0pp $415

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $78,000 Active 165 DOM
2. 2026-06-17
   days on market $78,000 Active 164 DOM
3. 2026-06-16
   days on market $78,000 Active 163 DOM
4. 2026-06-15
   days on market $78,000 Active 162 DOM
5. 2026-06-13
   days on market $78,000 Active 160 DOM
6. 2026-06-13
   days on market $78,000 Active 159 DOM
7. 2026-06-09
   days on market $78,000 Active 156 DOM
8. 2026-06-08
   days on market $78,000 Active 155 DOM
9. 2026-06-07
   days on market $78,000 Active 154 DOM
10. 2026-06-04
    days on market $78,000 Active 151 DOM
11. 2026-06-03
    days on market $78,000 Active 150 DOM
12. 2026-06-02
    days on market $78,000 Active 149 DOM
13. 2026-06-01
    days on market $78,000 Active 148 DOM
14. 2026-05-31
    days on market $78,000 Active 147 DOM
15. 2026-01-04
    listed $78,000 Active 702-char remark

    Show marketing remark (702 chars)

    Investor Alert! 3BR Home on Nearly half Acre with Huge Potential & Bonus Garage! Opportunity knocks! Spacious 3-bedroom, 1-bath home with high ceilings, open concept, and laundry area. Bonus: next-door garage structure ready for remodel or expansion. Don’t miss this prime investment! ¡Atención Inversionistas! Casa de 3 recámaras en casi medio acre con enorme potencial y garaje extra ¡Una oportunidad única! Amplia casa con 3 recámaras, 1 baño, techos altos, concepto abierto y área de lavandería. Incluye garaje estructura al lado lista para remodelar o expandir. ¡No pierdas esta inversión estratégica!

16. 2025-04-11
    soldstatus
17. 2025-04-09
    soldstatus Closed 503-char remark

    Show marketing remark (503 chars)

    Built in 1914, this 3-bedroom, 1-bathroom home offers a unique opportunity to own a piece of history. Located in the sought-after Blooming Grove ISD, just 20 minutes from downtown Corsicana, this property is perfect for those looking to restore, update, or make it their own. With its classic charm and endless possibilities, this home is waiting for your vision to bring it back to life. Whether you're looking for a cozy residence, an investment property, or a renovation project, this is a rare find!

18. 2025-04-04
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Built in 1914, this 3-bedroom, 1-bathroom home offers a unique opportunity to own a piece of history. Located in the sought-after Blooming Grove ISD, just 20 minutes from downtown Corsicana, this property is perfect for those looking to restore, update, or make it their own. With its classic charm and endless possibilities, this home is waiting for your vision to bring it back to life. Whether you're looking for a cozy residence, an investment property, or a renovation project, this is a rare find!

19. 2025-03-26
    listed $69,900 Active 503-char remark

    Show marketing remark (503 chars)

    Built in 1914, this 3-bedroom, 1-bathroom home offers a unique opportunity to own a piece of history. Located in the sought-after Blooming Grove ISD, just 20 minutes from downtown Corsicana, this property is perfect for those looking to restore, update, or make it their own. With its classic charm and endless possibilities, this home is waiting for your vision to bring it back to life. Whether you're looking for a cozy residence, an investment property, or a renovation project, this is a rare find!

20. 2009-12-08
    soldstatus
21. 2009-12-04
    soldstatus
22. 2009-11-16
    historical
23. 2009-05-19
    listed $20,000
24. 2008-01-08
    soldstatus
25. 1988-02-11
    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: $1,832 · $153/mo
• Projected year-2 tax: $1,832 · $153/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $15,943
• − Mortgage interest: −$4,369
• − Property taxes: −$1,832
• − Insurance: −$390
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,269
• Taxable income: $4,532
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $4,377/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: Blooming Grove ISD
• NCES district ID: 4810470
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $48,446
• Composite: 35.16/100
• National rank: #5004
• State rank: #366 of 826 in TX

Livability — Barry

• Score: 59/100
• State rank: #1129
• US rank: #19949

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: Barry, TX
• Population (ZIP): 1,722

Population outlook (Navarro County) Hauer SSP2

• Today (2025): 48,397 people
• By 2030: 48,096 · -0.6%
• By 2040: 47,394 · -2.1%
• By 2050: 46,541 · -3.8%
• By 2075: 44,940 · -7.1%
• By 2100: 42,288 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 12% Arabic 1%

Political lean MEDSL · Navarro

• 2024 margin: Solid R (+51.8) · D 23.7% · R 75.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -33.1pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+45.5 2016: R+48.8 2012: R+42.4 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.33%
• Current HPI: 107.7429
• 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

+290.0% since first listed

11 events — show timeline

• 2026-01-04 Listed $78,000 NTREIS
• 2025-04-11 Sold (Public Records) — Public Records
• 2025-04-09 Sold (MLS) — NTREIS
• 2025-04-04 Pending — NTREIS
• 2025-03-26 Listed $69,900 NTREIS
• 2009-12-08 Sold (Public Records) — Public Records
• 2009-12-04 Sold (MLS) — NTREIS
• 2009-11-16 Listing Removed — NTREIS
• 2009-05-19 Listed $20,000 NTREIS
• 2008-01-08 Sold (Public Records) — Public Records
• 1988-02-11 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,832 · +25.9% YoY. Source: county tax records.