402 W 4th St #1 · Kaufman, TX 75142

$119,900

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 134 Days on market

Built 1930 7,841 sqft lot $97/sqft · 35% below area Est $183k · 35% under ↓ 25% since listing

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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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +7.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bed, 2-bath home offers a functional layout with great natural lighting and a wide backyard that perfect for entetaining, gardening, pets or a range of outdoor uses. Interior spaces provide flexibility for everyday living. The location gives access to Kaufman City Lake, Veterans Memorial Park, and nearby services along State Highway 243. A solid option with features that can support a variety of needs. We look forward to receiving your offer.

Key facts

• Wide backyard
• Kaufman city lake
• Nearby services

Tags

• WIDE BACKYARD
• KAUFMAN CITY LAKE
• VETERANS MEMORIAL PARK
• NEARBY SERVICES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.1% in Kaufman — 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 68/100 on livability (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 274 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 6.6

CMA / ARV

• ARV (median comp): $183,246
• List price: $119,900
• Delta: -34.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E 7th St	0.28mi	3/1.0	1,168 (-5%)	1mo	$139,900	$120	73
202 E 10th St	0.41mi	4/1.0 (+1)	1,234 (0%)	8mo	$234,990	$190	65
501 Phillips Cir	0.43mi	4/2.0 (+1)	1,268 (+3%)	9mo	$225,000	$177	63
101 N Shannon St	0.59mi	3/2.0	1,291 (+5%)	3mo	$179,900	$139	62
1802 Feagin St	0.37mi	4/2.0 (+1)	1,332 (+8%)	6mo	$270,000	$203	60
1704 Phillips Ln	0.53mi	3/1.0	1,166 (-6%)	4mo	$179,900	$154	58
106 W 2nd North St	0.71mi	3/1.0	1,255 (+2%)	3mo	$179,900	$143	58
203 E Hickory St	0.65mi	3/2.0	1,280 (+4%)	8mo	$150,000	$117	57
605 S Wilson St	0.42mi	4/1.0 (+1)	1,325 (+7%)	5mo	$175,000	$132	55
1005 Phillips Cir	0.55mi	3/2.0	1,362 (+10%)	3mo	$150,000	$110	54
800 Phillips Cir	0.50mi	4/2.0 (+1)	1,327 (+8%)	6mo	$210,000	$158	54
300 E 1st	0.69mi	3/1.0	1,053 (-15%)	8mo	$182,000	$173	33

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,324
• Equity at exit: $17,877

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $9,578
• Equity at exit: $10,367

Cash invested: $33,572 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 274
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$629
• Tax from tax record: −$329 /mo · $3,943/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $188

Break-even live

Break-even rent $1,275

Max offer price $119,900

Occupancy floor 83%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 N Jefferson St Kaufman, TX	2.0	1.0	985	$1,299	$1.32	10d	1	0.58mi
304 E Hickory St Unit A Kaufman, TX	3.0	2.0	1045	$1,550	$1.48	43d	1	0.63mi
2600 Tabor Pkwy Kaufman, TX	2.0–3.0	2.0	1178	$1,480	$1.26	1d	9	0.93mi
107 Love St Kaufman, TX	3.0	2.0	1116	$1,500	$1.34	43d	1	1.10mi
201 Melody Cir Kaufman, TX	3.0	1.5	1288	$1,700	$1.32	44d	1	1.21mi
4100 Vista Ln Kaufman, TX	1.0–3.0	1.0–2.0	875	$1,792	$2.05	1d	16	1.43mi

Listing history 23 events

1. 2026-06-17
   status $119,900 Pending 134 DOM
2. 2026-06-17
   days on market $119,900 Active Option Contract 134 DOM
3. 2026-06-16
   days on market $119,900 Active Option Contract 133 DOM
4. 2026-06-15
   days on market $119,900 Active Option Contract 132 DOM
5. 2026-06-13
   days on market $119,900 Active Option Contract 130 DOM
6. 2026-06-13
   days on market $119,900 Active Option Contract 129 DOM
7. 2026-06-09
   days on market $119,900 Active Option Contract 126 DOM
8. 2026-06-08
   days on market $119,900 Active Option Contract 125 DOM
9. 2026-06-07
   days on market $119,900 Active Option Contract 124 DOM
10. 2026-06-04
    days on market $119,900 Active Option Contract 121 DOM
11. 2026-06-03
    days on market $119,900 Active Option Contract 120 DOM
12. 2026-06-02
    days on market $119,900 Active Option Contract 119 DOM
13. 2026-06-01
    days on market $119,900 Active Option Contract 118 DOM
14. 2026-05-31
    days on market $119,900 Active Option Contract 117 DOM
15. 2026-05-12
    historical Active Option Contract 454-char remark

    Show marketing remark (454 chars)

    This 3-bed, 2-bath home offers a functional layout with great natural lighting and a wide backyard that perfect for entetaining, gardening, pets or a range of outdoor uses. Interior spaces provide flexibility for everyday living. The location gives access to Kaufman City Lake, Veterans Memorial Park, and nearby services along State Highway 243. A solid option with features that can support a variety of needs. We look forward to receiving your offer.

16. 2026-04-17
    price $119,900 454-char remark

    Show marketing remark (454 chars)

    This 3-bed, 2-bath home offers a functional layout with great natural lighting and a wide backyard that perfect for entetaining, gardening, pets or a range of outdoor uses. Interior spaces provide flexibility for everyday living. The location gives access to Kaufman City Lake, Veterans Memorial Park, and nearby services along State Highway 243. A solid option with features that can support a variety of needs. We look forward to receiving your offer.

17. 2026-03-19
    price $129,900 454-char remark

    Show marketing remark (454 chars)

    This 3-bed, 2-bath home offers a functional layout with great natural lighting and a wide backyard that perfect for entetaining, gardening, pets or a range of outdoor uses. Interior spaces provide flexibility for everyday living. The location gives access to Kaufman City Lake, Veterans Memorial Park, and nearby services along State Highway 243. A solid option with features that can support a variety of needs. We look forward to receiving your offer.

18. 2026-02-03
    listed $149,900 Active 454-char remark

    Show marketing remark (454 chars)

    This 3-bed, 2-bath home offers a functional layout with great natural lighting and a wide backyard that perfect for entetaining, gardening, pets or a range of outdoor uses. Interior spaces provide flexibility for everyday living. The location gives access to Kaufman City Lake, Veterans Memorial Park, and nearby services along State Highway 243. A solid option with features that can support a variety of needs. We look forward to receiving your offer.

19. 2026-01-25
    historical
20. 2025-12-23
    price $149,900
21. 2025-11-11
    listed $159,900 Active
22. 2023-03-10
    soldstatus
23. 2022-06-28
    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: $3,943 · $329/mo
• Projected year-2 tax: $3,943 · $329/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,156
• − Mortgage interest: −$6,716
• − Property taxes: −$3,943
• − Insurance: −$600
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,488
• Taxable income: $505
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,135/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.48%
• Current HPI: 261.3091
• 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

-25.0% since first listed

9 events — show timeline

• 2026-05-12 Contingent — NTREIS
• 2026-04-17 Price Changed $119,900 NTREIS
• 2026-03-19 Price Changed $129,900 NTREIS
• 2026-02-03 Listed $149,900 NTREIS
• 2026-01-25 Listing Removed — NTREIS
• 2025-12-23 Price Changed $149,900 NTREIS
• 2025-11-11 Listed $159,900 NTREIS
• 2023-03-10 Sold (Public Records) — Public Records
• 2022-06-28 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,943 · +20.0% YoY. Source: county tax records.