1302 S Main St · Henderson, TX 75654

$89,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 38 Days on market

Built 1928 7,841 sqft lot $83/sqft · at area comps Est $91k · at est.

---

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
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into the charm of yesteryear with this 1928-built 3-bedroom, 1-bath home, full of character and ready for your personal touch. The property is framed by mature landscaping that provides shade, privacy, and a welcoming curb appeal. Inside, you’ll find a traditional layout with generously sized rooms and plenty of natural light, offering a solid foundation for updates and improvements. This home does need some maintenance, making it an ideal opportunity for investors, renovators, or buyers looking to customize a home to their own style. Whether you’re envisioning a thoughtful restoration or a complete refresh, this property offers the potential to bring new life to a classic home—all within a convenient in-town location.

Key facts

• Natural light
• Traditional layout
• Mature landscaping

Tags

• MATURE LANDSCAPING
• TRADITIONAL LAYOUT
• GENEROUSLY SIZED ROOMS
• NATURAL LIGHT
• CONVENIENT IN-TOWN LOCATION

Property features AI

Exterior

• Parking: Detached garage (1 car); Carport; Paved parking; garage faces front
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Frame construction; Pillar/post/pier foundation; Composition roof
• Exterior features: Partial wood fencing; Level lot; Asphalt road frontage; Storage structure on property

Interior

• Kitchen: Electric range; Electric oven
• Bedrooms: 8 total rooms (includes bedrooms and other living spaces)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Gas fireplace with gas log
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.9% in Henderson — 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 69/100 on livability (#408 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Henderson ISD (town): math 30% / reading 35% proficiency, ranked #573 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 177 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1928 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 5.6

CMA / ARV

• ARV (median comp): $90,840
• List price: $89,000
• Delta: -2.03%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.99×
• Total profit: $74,515
• Equity at exit: $80,178

10-year hold

• IRR: 33.6%
• Equity multiple: 8.99×
• Total profit: $199,065
• Equity at exit: $172,907

Cash invested: $24,920 (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 75654

• Home prices YoY: 7.8%
• Active inventory: 177
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $408

Break-even live

Break-even rent $819

Max offer price $89,000

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 S Van Buren St Henderson, TX	1.0–2.0	1.0	832	$1,336	$1.60	13d	3	0.67mi

Listing history 20 events

1. 2026-06-19
   days on market $89,000 Active 38 DOM
2. 2026-06-18
   days on market $89,000 Active 37 DOM
3. 2026-06-17
   days on market $89,000 Active 36 DOM
4. 2026-06-16
   days on market $89,000 Active 35 DOM
5. 2026-06-15
   days on market $89,000 Active 34 DOM
6. 2026-06-14
   days on market $89,000 Active 32 DOM
7. 2026-06-13
   days on market $89,000 Active 31 DOM
8. 2026-06-10
   days on market $89,000 Active 29 DOM
9. 2026-06-09
   days on market $89,000 Active 28 DOM
10. 2026-06-08
    days on market $89,000 Active 27 DOM
11. 2026-06-07
    days on market $89,000 Active 26 DOM
12. 2026-06-02
    days on market $89,000 Active 21 DOM
13. 2026-06-01
    days on market $89,000 Active 20 DOM
14. 2026-05-31
    days on market $89,000 Active 19 DOM
15. 2026-05-30
    days on market $89,000 Active 18 DOM
16. 2026-05-12
    listed $89,000 Active 751-char remark

    Show marketing remark (751 chars)

    Step into the charm of yesteryear with this 1928-built 3-bedroom, 1-bath home, full of character and ready for your personal touch. The property is framed by mature landscaping that provides shade, privacy, and a welcoming curb appeal. Inside, you’ll find a traditional layout with generously sized rooms and plenty of natural light, offering a solid foundation for updates and improvements. This home does need some maintenance, making it an ideal opportunity for investors, renovators, or buyers looking to customize a home to their own style. Whether you’re envisioning a thoughtful restoration or a complete refresh, this property offers the potential to bring new life to a classic home—all within a convenient in-town location.

17. 2026-05-12
    listed $89,000 Active 751-char remark

    Show marketing remark (751 chars)

    Step into the charm of yesteryear with this 1928-built 3-bedroom, 1-bath home, full of character and ready for your personal touch. The property is framed by mature landscaping that provides shade, privacy, and a welcoming curb appeal. Inside, you’ll find a traditional layout with generously sized rooms and plenty of natural light, offering a solid foundation for updates and improvements. This home does need some maintenance, making it an ideal opportunity for investors, renovators, or buyers looking to customize a home to their own style. Whether you’re envisioning a thoughtful restoration or a complete refresh, this property offers the potential to bring new life to a classic home—all within a convenient in-town location.

18. 2014-03-25
    soldstatus
19. 2014-02-14
    soldstatus

    Show marketing remark (128 chars)

    Cute 3/1/1C home Ready to Move in! Great Starter Home! Seller is giving a $5,000 allowance for central heating & cooling.

20. 2013-08-30
    listed $74,900

    Show marketing remark (128 chars)

    Cute 3/1/1C home Ready to Move in! Great Starter Home! Seller is giving a $5,000 allowance for central heating & cooling.

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $1,720 · $143/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 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $16,032
• − Mortgage interest: −$4,985
• − Property taxes: −$1,720
• − Insurance: −$445
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,589
• Taxable income: $3,727
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $4,005/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: Henderson ISD
• NCES district ID: 4822970
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $46,296
• Composite: 27.91/100
• National rank: #6868
• State rank: #573 of 826 in TX

Livability — Henderson

• Score: 69/100
• State rank: #408
• US rank: #8434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, TX
• Population (ZIP): 12,184

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 16% Black 7%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.83%
• Current HPI: 397.5
• 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

+18.8% since first listed

6 events — show timeline

• 2026-06-06 Pending — GTAR
• 2026-05-12 Listed $89,000 LAAR
• 2026-05-12 Listed $89,000 GTAR
• 2014-03-25 Sold (Public Records) — Public Records
• 2014-02-14 Sold (MLS) — GTAR
• 2013-08-30 Listed $74,900 GTAR

Property tax history

+2.3%/yr

Latest (2025): $1,720 · +3.6% YoY. Source: county tax records.