755 Barrett St · Kountze, TX 77625

$40,000

4 bd · 1.0 ba · 2,114 sqft · SingleFamily public records · 1 Days on market

Built 1943 0.69 ac 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
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Kountze on a spacious approximately 0.686 acre lot. This single family home offers approximately 2,114 square feet with carport parking and plenty of outdoor space for future use, storage, gardening, pets, or improvements. Convenient location near Kountze ISD schools, local services, shopping, dining, and major road access. A strong option for owner occupants, families, contractors, or investors looking for a value add property with long term potential in Hardin County. Buyer and buyer agent to verify bedroom and bath count, condition, utilities, zoning, restrictions, measurements, tax information, and all information important to buyer.

Key facts

• Local services
• Spacious lot
• Shopping

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• CONVENIENT LOCATION
• NEAR KOUNTZE ISD SCHOOLS
• LOCAL SERVICES
• SHOPPING

Property features AI

Finance

• Other: Lease not considered
• Financial info: Annual tax information available (2025)

Exterior

• Utilities: Public water
• Home design: Residential property; Built in 1943
• Construction: Wood siding construction
• Exterior features: Lot approximately 0.686 acres (about 29,882 square feet); Lot features: Other

Interior

• Bedrooms: Bedrooms count not specified
• Bathrooms: 2 full bathrooms
• Interior features: 5 total rooms; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).

Location & tenants

• Location reads 73/100 on livability (#219 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Kountze ISD (rural): math 35% / reading 35% proficiency, ranked #506 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kountze Middle (math 27% / reading 32%, grade F, #1,077 of 1,662 statewide, top 66%, 231 students, 63% FRL); Kountze H S (math 47% / reading 37%, grade F, #730 of 1,632 statewide, top 47%, 327 students, 59% FRL).
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1943 — 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. 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?
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: 3.75% ✓
• Cap rate: 33.55%
• Cash-on-cash: 97.35%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $198,716
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 N Pine St	0.51mi	4/2.0	1,967 (-7%)	9mo	$185,000	$94	54

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: 98.3%
• Equity multiple: 5.59×
• Total profit: $51,408
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 11.66×
• Total profit: $119,371
• Equity at exit: $3,458

Cash invested: $11,200 (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 77625

• Home prices YoY: -22.0%
• Active inventory: 129
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $909

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 34%

Sensitivity live

Price	-10% $936	-5% $922	+0% $909	+5% $895	+10% $881
Rent	-10% $790	-5% $849	+0% $909	+5% $968	+10% $1,027
Rate	-1.0pp $929	-0.5pp $919	base $909	+0.5pp $898	+1.0pp $888

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 W Monroe St Unit 125 Kountze, TX	5.0	2.0	2680	$1,500	$0.56	21d	1	1.48mi

Listing history 2 events

1. 2026-06-17
   remarks 666-char remark
2. 2026-06-17
   listed $40,000 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,000
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,164
• Taxable income: $10,916
• Est. tax owed @ 24.0%: −$2,620
• After-tax cash flow: $8,283/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: Kountze ISD
• NCES district ID: 4825920
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $50,702
• Composite: 30.42/100
• National rank: #6244
• State rank: #506 of 826 in TX

Livability — Kountze

• Score: 73/100
• State rank: #219
• US rank: #5401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kountze, TX
• Population (ZIP): 9,384

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 8% Black 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.86%
• Current HPI: 148.6087
• 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

• 2026-06-17 Listed $40,000 HARMLS

Property tax history

+9.8%/yr

Latest (2025): $2,782 · +9.8% YoY. Source: county tax records.