26841 Fm 95 S · Garrison, TX 75946

$100,000

3 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.73 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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Close in and country quiet. 3 Bedroom 2 Bath with 1 car carport. 1248 sq ft. central heat and air. Located on . 726 Acre with fenced back yard. All appliances one year old, Recent exterior and interior paint. Also there is a place for RV. Water already in place beside extra driveway. Feel free to contact Jim Crawford at 936-462-0007 to set up showing or with any questions.

Key facts

• 0.73 acre lot
• Built 1950
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $58 ($692/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (1.2% below list).
• Recommended offer: $99k (1.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#745 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Garrison ISD (rural): math 47% / reading 48% proficiency, ranked #233 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garrison El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 355 students, 58% FRL).
• Market conditions: 71 active listings in the ZIP; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (5.1% 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 (5.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,816 (1.2% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.97×
• Total profit: $27,118
• Equity at exit: $57,053

10-year hold

• IRR: 15.7%
• Equity multiple: 3.81×
• Total profit: $78,720
• Equity at exit: $98,786

Cash invested: $28,000 (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 75946

• Home prices YoY: 3.1%
• Active inventory: 71
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$157 /mo · $1,883/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $58

Break-even live

Break-even rent $915

Max offer price $100,000

Occupancy floor 89%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-06-21
   status Pending
2. 2025-06-17
   listed $100,000 Active
3. 2022-06-06
   soldstatus
4. 2022-01-27
   soldstatus
5. 2016-03-28
   soldstatus
6. 2016-02-11
   soldstatus 376-char remark

   Show marketing remark (376 chars)

   Close in and country quiet. 3 Bedroom 2 Bath with 1 car carport. 1248 sq ft. central heat and air. Located on . 726 Acre with fenced back yard. All appliances one year old, Recent exterior and interior paint. Also there is a place for RV. Water already in place beside extra driveway. Feel free to contact Jim Crawford at 936-462-0007 to set up showing or with any questions.

7. 2016-01-06
   listed $52,000 376-char remark

   Show marketing remark (376 chars)

   Close in and country quiet. 3 Bedroom 2 Bath with 1 car carport. 1248 sq ft. central heat and air. Located on . 726 Acre with fenced back yard. All appliances one year old, Recent exterior and interior paint. Also there is a place for RV. Water already in place beside extra driveway. Feel free to contact Jim Crawford at 936-462-0007 to set up showing or with any questions.

8. 2003-05-05
   soldstatus
9. 1987-02-17
   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: $1,883 · $157/mo
• Projected year-2 tax: $1,883 · $157/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 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: $11,858
• − Mortgage interest: −$5,602
• − Property taxes: −$1,883
• − Insurance: −$500
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,909
• Taxable loss: −$933
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $916/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: Garrison ISD
• NCES district ID: 4820400
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $43,414
• Composite: 40.09/100
• National rank: #3808
• State rank: #233 of 826 in TX

Livability — Garrison

• Score: 64/100
• State rank: #745
• US rank: #13767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,536

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 (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 5.06%
• Current HPI: 169.019
• 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

+92.3% since first listed

9 events — show timeline

• 2025-06-21 Pending — NTREIS
• 2025-06-17 Listed $100,000 NTREIS
• 2022-06-06 Sold (Public Records) — Public Records
• 2022-01-27 Sold (Public Records) — Public Records
• 2016-03-28 Sold (Public Records) — Public Records
• 2016-02-11 Sold (MLS) — Deep East Texas MLS
• 2016-01-06 Listed $52,000 Deep East Texas MLS
• 2003-05-05 Sold (Public Records) — Public Records
• 1987-02-17 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,883 · +12.9% YoY. Source: county tax records.