801 N Ritchie St · Nacogdoches, TX 75964

$324,900

8 bd · 4.0 ba · 2,398 sqft · MultiFamily · 319 Days on market

Built 2025 Poor condition 9,583 sqft lot

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Why this score? — see what drove the D+ 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Large duplex built this year with 4 bedrooms & 2 baths on each side. Each side is 1199 sqft for a total of 2398 sqft. Both sides are occupied. Rent is $1500 per side for a total of $3000/month.

Key facts

• 9,583 sq ft lot
• Built 2025
• Listed 318 days

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $325k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive. Per door: $202/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.3% in Nacogdoches — 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 72/100 on livability (#252 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities C-, schools D, commute F.
• Nacogdoches ISD (town): math 26% / reading 30% proficiency, ranked #688 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 118 active listings in the ZIP; 35 units permitted in Nacogdoches County in 2024 (0 in 5+ unit buildings).
• At $3,353/mo this rent would consume 71% of the median local household income ($57k/yr) (locally 711% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-26,894
• Equity at exit: $48,444

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $9,883
• Equity at exit: $28,091

Cash invested: $90,972 (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 75964

• Home prices YoY: -34.5%
• Active inventory: 118
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $3,353 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $404

Break-even live

Break-even rent $2,842

Max offer price $324,900

Occupancy floor 83%

Sensitivity live

Price	-10% $628	-5% $516	+0% $404	+5% $291	+10% $179
Rent	-10% $139	-5% $271	+0% $404	+5% $536	+10% $668
Rate	-1.0pp $567	-0.5pp $486	base $404	+0.5pp $319	+1.0pp $234

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$3,354
Total (2 units)			$3,353

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $324,900 Active 319 DOM
2. 2026-06-18
   days on market $324,900 Active 318 DOM
3. 2026-06-17
   days on market $324,900 Active 317 DOM
4. 2026-06-16
   days on market $324,900 Active 316 DOM
5. 2026-06-15
   days on market $324,900 Active 315 DOM
6. 2026-06-14
   days on market $324,900 Active 313 DOM
7. 2026-06-13
   days on market $324,900 Active 312 DOM
8. 2026-06-10
   days on market $324,900 Active 310 DOM
9. 2026-06-09
   days on market $324,900 Active 309 DOM
10. 2026-06-08
    days on market $324,900 Active 308 DOM
11. 2026-06-07
    days on market $324,900 Active 307 DOM
12. 2026-06-05
    days on market $324,900 Active 304 DOM
13. 2026-06-02
    days on market $324,900 Active 302 DOM
14. 2026-06-01
    days on market $324,900 Active 301 DOM
15. 2026-05-31
    days on market $324,900 Active 300 DOM
16. 2026-05-30
    days on market $324,900 Active 299 DOM
17. 2025-08-04
    listed $324,900 Active 199-char remark

    Show marketing remark (199 chars)

    Large duplex built this year with 4 bedrooms & 2 baths on each side. Each side is 1199 sqft for a total of 2398 sqft. Both sides are occupied. Rent is $1500 per side for a total of $3000/month.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 27 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: $40,236
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,219
• − Management: −$3,219
• − Depreciation: −$9,452
• Taxable loss: −$351
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $4,927/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including exterior siding, roof, and landscaping. Immediate action is needed to improve its condition and increase its resale or rental value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Roof — Aged appearance
• Major Landscaping — Sparse and overgrown

Value-add opportunities

• Both Landscaping and exterior repairs — Improves curb appeal and property value
• Both Roof replacement — Essential for structural integrity and long-term value
• Both Exterior siding repair — Enhances property appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Roof · Aged appearance	Major	$15,000–50,000
Landscaping · Sparse and overgrown	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior repairs — Improves curb appeal and property value ↑
• Both Roof replacement — Essential for structural integrity and long-term value ↑
• Both Exterior siding repair — Enhances property appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Nacogdoches ISD
• NCES district ID: 4832090
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $33,759
• Composite: 22.98/100
• National rank: #7983
• State rank: #688 of 826 in TX

Livability — Nacogdoches

• Score: 72/100
• State rank: #252
• US rank: #5962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nacogdoches, TX
• County: Nacogdoches County · 53,896 people
• City population: 53,896
• Metro: Nacogdoches, TX
• Population (ZIP): 20,470
• Household income: $56,762
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 711.0

Population outlook (Nacogdoches County) Hauer SSP2

• Today (2025): 66,553 people
• By 2030: 66,920 · +0.6%
• By 2040: 66,833 · +0.4%
• By 2050: 66,462 · -0.1%
• By 2075: 65,710 · -1.3%
• By 2100: 62,321 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 35% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Nacogdoches

• 2024 margin: Solid R (+38.8) · D 30.2% · R 69.0%
• 2008→2024 swing: -11.3pp toward R · 2008: -27.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+31.3 2016: R+35.4 2012: R+36.2 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.99%
• Current HPI: 165.2321
• Rent YoY: —
• Metro: Nacogdoches, TX
• 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

• 2025-08-04 Listed $324,900 Deep East Texas MLS