711 Chestnut St · Commerce, TX 75428

$110,000

2 bd · 2.0 ba · 1,108 sqft · SingleFamily public records · 59 Days on market

Built 1900 0.68 ac lot $99/sqft · 13% below area Est $126k · 13% under ↓ 8% 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 +25.2/30.0
• ARV discount +13.3/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner says the value is in the land. Tax roles shows 2 lots and will sell east lot separate for $60,000.00. It will need to be surveyed. Owner is reserving many items out of the house such as kitchen sink, window ac units, TV antenna and claw foot bathtub. House sits on 2 lots zoned multi Family.

Key facts

• Zoned multi family
• 2 lots
• 0.68 acre lot

Tags

• 2 LOTS
• ZONED MULTI FAMILY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.1% in Commerce — 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 64/100 on livability (#737 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, schools F, amenities F.
• Commerce ISD (rural): math 23% / reading 33% proficiency, ranked #687 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 207 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1900 — 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 F-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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $126,419
• List price: $110,000
• Delta: -12.99%
• 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
1702 Clark St	0.15mi	3/2.0 (+1)	1,210 (+9%)	10mo	$159,900	$132	64
1505 Division St	0.16mi	3/2.0 (+1)	1,242 (+12%)	5mo	$224,500	$181	63
1003 Solomon Dr	0.51mi	3/1.5 (+1)	1,168 (+5%)	6mo	$162,500	$139	55
1810 Live Oak St	0.72mi	3/1.0 (+1)	1,092 (-1%)	1mo	$100,000	$92	54
1508 Park St	0.23mi	2/1.0	1,260 (+14%)	11mo	$70,000	$56	54
1000 Harrison St	0.64mi	2/1.0	1,008 (-9%)	3mo	$145,000	$144	49
1210 Booker St	0.53mi	3/2.0 (+1)	1,210 (+9%)	10mo	$159,900	$132	46
902 Sycamore St	0.26mi	3/1.0 (+1)	1,266 (+14%)	11mo	$65,000	$51	46
902 Cedar St	0.55mi	3/2.0 (+1)	1,256 (+13%)	3mo	$175,000	$139	45
900 Cedar St	0.56mi	3/2.0 (+1)	1,256 (+13%)	3mo	$175,000	$139	44
2512 Monroe St	0.68mi	3/2.0 (+1)	1,254 (+13%)	2mo	$107,500	$86	40
1410 Bois D Arc St	0.68mi	3/1.0 (+1)	1,236 (+12%)	7mo	$159,900	$129	34

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,151
• Equity at exit: $16,401

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $18,255
• Equity at exit: $9,511

Cash invested: $30,800 (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 75428

• Home prices YoY: -6.5%
• Active inventory: 207
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$577
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $246

Break-even live

Break-even rent $884

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $309	-5% $278	+0% $246	+5% $215	+10% $184
Rent	-10% $152	-5% $199	+0% $246	+5% $294	+10% $341
Rate	-1.0pp $302	-0.5pp $274	base $246	+0.5pp $218	+1.0pp $189

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 Park St Commerce, TX	1.0	1.0	750	$845	$1.13	44d	1	0.20mi
800 Sycamore St Commerce, TX	2.0	2.0	1045	$1,200	$1.15	44d	1	0.22mi
2004 Pecan St Commerce, TX	2.0	3.0	1014	$1,200	$1.18	44d	1	0.31mi
1313 Hunt St Commerce, TX	3.0	2.0	1100	$2,400	$2.18	44d	1	0.37mi
1004 Park St Commerce, TX	3.0	1.0	1082	$925	$0.85	17d	1	0.46mi
409 Maple St Unit 409A Commerce, TX	3.0	2.0	1098	$1,125	$1.02	25d	1	0.47mi
1315 Oneal St Commerce, TX	3.0	2.0	1007	$1,600	$1.59	2d	1	0.61mi
1315 Oneal St Unit B Commerce, TX	3.0	2.0	1007	$1,275	$1.27	2d	1	0.61mi
1618 Bois D'Arc St Unit 102 Commerce, TX	2.0	2.0	1000	$895	$0.90	22d	1	0.63mi
904 N Neal St Commerce, TX	2.0	1.0	1033	$1,250	$1.21	13d	1	0.66mi
904 N Neal St Commerce, TX	2.0	1.0	1033	$1,250	$1.21	16d	1	0.66mi
1814 Hunt St Unit 1303 Commerce, TX	2.0	1.0	700	$925	$1.32	44d	1	0.73mi
1814 Hunt St Commerce, TX	1.0–2.0	1.0–2.0	715	$1,050	$1.47	2d	7	0.73mi
1814 Hunt St Unit 1805 6 Commerce, TX	2.0	1.5	872	$995	$1.14	25d	1	0.73mi
1814 Hunt St Unit 1809 Commerce, TX	2.0	1.5	872	$995	$1.14	44d	1	0.73mi
801 Culver St Unit A05 Commerce, TX	2.0	1.5	870	$1,025	$1.18	2d	1	0.76mi
801 Culver St Unit C209 Commerce, TX	3.0	1.0	1053	$1,175	$1.12	20d	1	0.76mi
811 Bishop St Commerce, TX	2.0	1.0	810	$850	$1.05	44d	1	0.77mi
801 Culver St Unit D209 Commerce, TX	2.0	2.0	770	$1,250	$1.62	2d	1	0.80mi

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 59 DOM
2. 2026-06-17
   days on market $110,000 Active 58 DOM
3. 2026-06-16
   days on market $110,000 Active 57 DOM
4. 2026-06-15
   days on market $110,000 Active 56 DOM
5. 2026-06-13
   days on market $110,000 Active 54 DOM
6. 2026-06-13
   days on market $110,000 Active 53 DOM
7. 2026-06-09
   days on market $110,000 Active 50 DOM
8. 2026-06-08
   days on market $110,000 Active 49 DOM
9. 2026-06-07
   days on market $110,000 Active 48 DOM
10. 2026-06-04
    days on market $110,000 Active 45 DOM
11. 2026-06-03
    days on market $110,000 Active 44 DOM
12. 2026-06-02
    days on market $110,000 Active 43 DOM
13. 2026-06-01
    days on market $110,000 Active 42 DOM
14. 2026-05-31
    days on market $110,000 Active 41 DOM
15. 2026-04-20
    listed $110,000 Active 299-char remark

    Show marketing remark (299 chars)

    Owner says the value is in the land. Tax roles shows 2 lots and will sell east lot separate for $60,000.00. It will need to be surveyed. Owner is reserving many items out of the house such as kitchen sink, window ac units, TV antenna and claw foot bathtub. House sits on 2 lots zoned multi Family.

16. 2026-03-12
    historical
17. 2025-10-28
    listed $120,000 Active
18. 1994-05-26
    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: $910 · $76/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,103/yr (+$92/mo · 121.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,354
• − Mortgage interest: −$6,162
• − Property taxes: −$910
• − Insurance: −$550
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,200
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,660/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: Commerce ISD
• NCES district ID: 4814820
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,295
• Composite: 23.01/100
• National rank: #7977
• State rank: #687 of 826 in TX

Livability — Commerce

• Score: 64/100
• State rank: #737
• US rank: #13696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commerce, TX
• County: Hunt County · 71,969 people
• City population: 11,531
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 11,531
• Household income: $51,424
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 546.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 14% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.08%
• Current HPI: 289.0436
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, 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

-8.3% since first listed

4 events — show timeline

• 2026-04-20 Listed $110,000 NTREIS
• 2026-03-12 Listing Removed — NTREIS
• 2025-10-28 Listed $120,000 NTREIS
• 1994-05-26 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $910 · +9.5% YoY. Source: county tax records.